CCPC Agenda 03/17/2008 GMP
CCPC
AGENDA
GMP
2006 CYCLE
AMENDMENTS
TRANSMITTAL HEARINGS
MARCH 17, 2008
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
2006 CYCLE AMENDMENTS
TRANSMITTAL HEARINGS
CCPC: March 17, 2008
BCC: April 15, 2008
REVISED AGENDA
COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 8:30 A.M., MONDAY, MARCH 17, 2008 IN THE
BOARD OF COUNTY COMMISSIONERS MEETING ROOM, ADMINISTRATION BUILDING, COUNTY
GOVERNMENT CENTER, 3301 TAMIAMI TRAIL EAST, NAPLES, FLORIDA.
NOTE: NO LATER THAN 3:00 PM, THE CCPC INTENDS TO ADJOURN THE
HEARING, THEN RE-CONVENE A T 6:00 PM TO HEAR ITEMS 4.8. AND 4.C.
NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY
ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN
ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10
MINUTES TO SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CHAIRMAN.
PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS
INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL
A MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN
ANY CASE, WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE
CCPC SHALL BE SUBMITTED TO THE APPROPRIATE COUNTY STAFF A
MINIMUM OF SEVEN DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL
USED IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A
PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR
PRESENTATION TO THE BOARD OF COUNTY COMMISSIONERS IF
APPLICABLE.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC 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 TO BE BASED.
1. PLEDGE OF ALLEGIANCE
2. ROLL CALL BY SECRETARY
3. PLANNING COMMISSION ABSENCES
4. ADVERTISED PUBLIC HEARINGS
A. CP-2006-1, [RE-ADVERTISED FOR 5:05 P.M. ON MARCH 24, 2008 AT THE IMMOKALEE CAREER & SERVICES
CENTER, 750 SOUTH 5'h STREET, IMMOKALEE, FL 34142.] Petition requesting an amendment to the
Immokalee Area Master Plan and Immokalee Area Master Plan Future Land Use Map and Map Series
(IAMP/FLUM), to change the FLUM designation from Urban-Mixed Use District/Low Residential Subdistrict
to Urban-Commercial District/Commerce Park at Silver Strand Subdistrict to allow Business Park zoning
district uses; Industrial uses; select uses from the General Commercial (C-4) and Heavy Commercial (C-5)
zoning districts; and uses allowed within the General Office (C-1), Commercial Convenience (C-2) and
Commercial Intermediate (C-3) zoning districts of the Collier County Land Development Code, not to
exceed 1,000,000 square feet of gross leasable floor area, on property located on the East side of
Immokalee Road, approximately Y. mile south of Stockade Road, in Section 15, Township 47 South, Range
29 East, consisting of 164.87:1: acres. [Coordinator: Michele Mosca, AICP, Principal Planner]
B. CP-2006-2, [HAS BEEN WITHDRAWN BY THE PETITIONER] Petition requesting an amendment to the Golden
Gate Area Master Plan, includino the Golden Gate Area Master Plan Future Land Use Map and Map Series
(GGAMP/FLUM), to change the FLUM designation from Residential Estates and Neighborhood Center
Subdistricts to NEW Estates Shopping Center Subdistrict, to allow commercial land uses consistent with the
General Commercial (C-4) zoning district of the Collier County Land Development Code at a maximum
intensity of 225,000 square feet, for property located at the NW corner of Golden Gate & Wilson
Boulevards, in Section 4, Township 49 South, Range 27 East, consisting of 40.6:1: acres. [Coordinator:
Michele Mosca, AICP, Principal Planner]
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C. CP.2006-5, [TO BE HEARD AT 6:00 P.M.] Petition requesting an amendment to the Golden Gate Area Master
Plan (GGAMP), to change Conditional Uses Subdistrict by adding subject site as an exception to locational
criteria so as to allow expansion of the existing church use on the adjacent property onto the subject
property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway, in
Section 29, Township 49 South, Range 26 East, consisting of 3.54:1: acres. [Coordinator: Thomas
Greenwood, AICP, Principal Planner]
D. CP-2006-7, Petition requesting an amendment to the Future Land Use Element. includino the Future Land
Use Map and Map Series (FLUE/FLUM), to change the FLUM designation from Urban Residential
Subdistrict to the (NEW) Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban
Commercial District, to allow a clubhouse not to exceed 20,000 square feet and up to 26,000 square feet of
commercial uses consistent with the C-1 through C-4 zoning districts of the Collier County Land
Development Code, for property located at the southwest corner of Airport-Pulling Road and Orange
Blossom Drive, in Section 2, Township 49 South, Range 25 East, consisting of 5:1: acres. [Coordinator:
Corby Schmidt, AICP, Principal Planner)
E. CP-2006-8, Petition requesting an amendment to the Future Land Use Element. includino the Future Land
Use Map and Map Series (FLUE/FLUM), to change the FLUM designation from Urban Residential
Subdistrict to the (NEW) Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District,
to allow up to 50,000 square feet of commercial uses consistent with the C-1 through C-4 zoning districts of
the Collier County Land Development Code, for property located on the east side of Airport-Pulling Road,
330 feet south of Orange Blossom Drive and adjacent to south of Italian American Club, in Section 2,
Township 49 South, Range 25 East, consisting of 5:1: acres. [Coordinator: Corby Schmidt, AICP, Principal
Planner]
F. CP-2006-9, Petition requesting an amendment to the Future Land Use Element. includino the Future Land
Use Map and Map Series (FLUE/FLUM), to change the FLUM designation from Rural Lands Stewardship
Area (RLSA) Open to Habitat Stewardship Area, to make corresponding changes to acreage figures in
RLSA Policies, and to increase the cap on eariy entry bonus Stewardship Credits in RLSA Policy 1.21, for
property located west of Lake Trafford in the RLSA, in Section 33, Township 46 South, Range 28 East,
consisting of 191.80:1: acres.
[Coordinator: David Weeks, AICP, Planning Manager]
G. CP-2006-10, Petition requesting an amendment to the Future Land Use Element. includino the Future Land
Use Map and Map Series (FLUE/FLUM), to change the FLUM designation from Rural Lands Stewardship
Area (RLSA) Open to Habitat Stewardship Area, to make corresponding changes to acreage figures in
RLSA Policies, and to increase the cap on early entry bonus Stewardship Credits in RLSA Policy 1.21, for
property located east of Immokalee in the RLSA and within the Area of Critical State Concern, in Sections
13, 14, 15,22,23, 24, 26 and 27, Township 46 South, Range 30 East, consisting of 2,431.80:1: acres.
[Coordinator: David Weeks, AICP, Planning Manager]
H. CPSP-2006-12, [TO BE CONTINUED] Staff petition requesting an amendment to the Future Land Use Map
(FLUM), to change the FLUM designation from Urban-Mixed Use District/Urban Coastal Fringe Subdistrict
to Conservation Designation, and make correlating text change to reference a new map of the site, for the
County-owned Mar-Good Park property located on Goodland, adjoining Pettit Drive, Pear Tree Avenue, and
Papaya Street, in Section 18, Township 27, Range 52, consisting of 2.5~ acres. [Coordinator: Tom
Greenwood, AICP, Principal Planner]
I. CPSP-2006-13, Staff petition requesting amendments to the Future Land Use Element and Future Land
Use Map and Map Series (FLUE/FLUM1. Capital Improvement Element. Transportation Element and Maps.
Recreation and Open Space Element. Economic Element. and Golden Gate Area Master Plan Element and
Future Land Use Map Series. to change the allowance for model homes in Golden Gate Estates; to extend
the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed Use District; and, to make
corrections of omissions and errors and other housecleaning revisions so as to harmonize and update
various sections. [Coordinator: David Weeks, AICP, Planning Manager]
13. ADJOURN
3/17/08 CCPC AGENOA TO CONSIDER 2006 CYCLE GMPAs Dw/MK
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DATE:
March 6,2008
TO:
Planning Commissioners
FROM:
Marcia R. Kendall/Senior Planner
RE:
CCPC Advertisement Affidavit for Growth Management Plan 2006 Cycle
Amendments
Please be advised that due to the timeframe, copy of the advertisement affidavit is not available
at this time. As soon as received, a copy of the affidavit will be placed in the notebooks prior to
the Board of County Commissioner's meeting.
Thank you.
Comprehensive Planning Department
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DATE:
March 6, 2008
TO:
Planning Commissioners
FROM:
Marcia R. Kendall/Senior Planner
RE:
CCPC Advertisement Affidavit for Growth Management Plan 2006 Cycle
Amendments
Please be advised that due to the timeframe, copy of the advertisement affidavit is not available
at this time. As soon as received, a copy of the affidavit will be placed in the notebooks prior to
the Board of County Commissioner's meeting.
Thank you.
Comprehensive Planning Department
RESOLUTION NO. 08-
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AN AMENDMENT TO
THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, ORDINANCE 89.05, AS AMENDED,
SPECIFICALLY AMENDING THE IMMOKALEE AREA .
MASTER PLAN AND THE IMMOKALEE AREA
MASTER PLAN FUTURE LAND USE MAP AND MAP
SERIES: AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE AMENDMENT TO THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3161, et. sec., 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
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Collier County has prepared plan amendment to the following elements of its
Growth Management Plan:
lmmokalee Area Master Plan, including the lmmokalee Area Master Plan Future Land
Use Map,
and
WHEREAS, the Collier County Planning Commission has considered the proposed
amendment to the Growth Management Plan pursuant to the authority granted to it by Section
163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendment, various State agencies and the Department of Community Affairs (DCA) have ninety
(90) days to review the proposed amendment and DCA must transmit, in writing, to Collier
County, its comments along with any objections and any recommendations for modification, within
said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt,
adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty
(60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted
Growth Management Plan amendment, must review and determine if the Plan amendment is in
compliance with the Local Government Comprehensive Planning and Land Development Act of
1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida
Administrative Code, pursuant to Section 163.3184, Florida Statutes.
Words underlined are additions; Words €trblsk tRrsbI€JA are deletions
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY. FLORIDA, THAT'
The Board of County Commissioners hereby approves the proposed Growth
Management Plan amendment, attached hereto as Exhibit A and incorporated by reference
herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the
required State evaluation of the Growth Management Plan amendment, prior to final adoption and
State determination of compliance with the Local Government Comprehensive Planning and land
Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria
for Review of Local Government Comprehensive Plans and Determination of Compliance.
THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of
,2008.
ATTEST;
DWIGHT E. BROCK, Cleck
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
TOM HENNING, CHAIRMAN
Approved as to form and legal sufficiency:
Marjorie M. Student-Stirling
Assistant County Attorney
CP-2006-1 GMP Transmittal Resolution
Words underlined are additions; Words str-b1sh: tRrabl€lR are deletions
2
Exhibit A
CP-2006-1
B. Urban - Commercial District
2. Commerce Park at Silver Strand Subdistrict
This Commerce Park at Sliver Strand Subdistrict (CPSSSl consists of aDDroximatelv
164.91 acres and is located east of Immokalee Road (CR 846) and south of Stockade
Road. The intent of the CPSSS is to allow for a mix of industrial and commercial uses
sDecificallv tailored to serve develoDment within the Rural Lands StewardshiD Area and
the Immokalee area in a Dark-like environment with low structural density. and where
landscaDed areas Drovide for bufferinc and eniovment bv the emDlovees and Datrons of
the commerce oark.
The develoDment of this Subdistrict shall be covemed bv the followina criteria:
a. The cross leasable floor area shall not exceed 1.000.000 sauare feet.
b. The maximum cross buildinc coverace for the CPSSS shall not exceed 45
Dercent.
c. The CPSSS shall be Dermitted to develoD with a maximum of 30 Dercent
Secondarv Uses as identified in DaracraDh h. below.
d. The CPSSS shall aain its DrinciDal access from Immokalee Road (CR 846) and
access to this arterial road shall be consistent with Policv 7.1 of the
Transoortation Element.
e. The CPSSS shall utilize PUD zoninc and shall include within the PUD sDecific
standards for buffers, landscaDina. Ooon SDace. sianace. screeninc for outdoor
storace, parkinc. and access manacement.
f. The followinc Primarv Uses shall be oormitted as of rich!. in 100 oorcent of the
CPSSS:
1. All Permitted Primarv Uses of the Business Park zoninc district of the
Land DeveloDment Code as of the date of adoDtion of this Subdistrict.
2. Automotive ReDair ShODS (arouDs 7532-7539)
3. Business Services (CrouDs 7311 7352-7359 and 7371-7379)
4. Motor freicht transDortation and warehousinc (arOUD 4225 - mini-storaae
and self - storace onlv) subiect to the followina:
a. Metal rOIl-UD carace doors, visible from a Dublic riaht-of-wav, are
Drohibited.
b. Buildincs are limited to 100 feet in lencth when adiacent to a
residential zoninc district.
c. Wholesale or retail sales and office uses are Drohibited in units
desianed for storace.
d. Outdoor storace is limited to boats. recreational vehicles and other
recreational eauiDment and shall be enclosed bv a !voo "B" buffer.
5. Motor Vehicle Dealers (arouDs 5511-5521)
Words underlined are added; words stRlGk tlll'OlIlIlI are deleted.
1
6. Lumber and other buildina materials dealers (aroup 5211: outdoor
storaae not permitted in a front vard)
7. Ornamental floriculture and nUrSery products CarOUD 0181)
g. Retail Sales and/or displav areas as accessory uses to the primary uses set forth
in paracraph cn not to exceed and area creater than 30 percent of the aross
floor area of the permitted principal use.
h. The followina Secondary Uses shall be permitted as of richt. and shall be limited.
in acoreaate. to a maximum of 30 percent of the area within the CPSSS:
1. All Permitted Secondary Uses of the Business Park zonina district of the
Land Development Code as of the date of adoption of this Subdistrict.
2. All Permitted Uses of the Commercial Professional and General Office
(C-1) zonino district. the Commercial Convenience (C-2) zoninc district.
and the Commercial Intermediate (C-3) zonina district as of the dates of
adoption of this Subdistrict.
Words underlined are added: words str-usk tl1r-e1l1l11 are deleted.
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EXl-lBIT -A-
PEnTlON CP-200fJ.01
COMMERCE PARK AT SILVER STRAND SUBDISTRICT
COLLIER COUNTY, FLORIDA
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SUBJECT SITE
CP-2008-01
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LEGEND
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY OEVEL.OPMENT AND ENVlRON~ENrAL SERVICES DIVISION
DATE; 2/2008 fILE: CP-20Q6-01A.DWG
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SCALE
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500 FT.
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~ SUBDISTRICT
RESOLUTION NO. 08.
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AN AMENDMENT TO
THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, ORDINANCE S9.05, AS AMENDED,
SPECIFICALLY AMENDING THE GOLDEN GATE AREA
MASTER PLAN AND GOLDEN GATE AREA MASTER
PLAN FUTURE LAND USE MAP AND MAP SERIES, AND
FURTHERMORE RECOMMENDING TRANSMITTAL OF
THE AMENDMENT TO THE FLORIDA DEPARTMENT OF
COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3161, 81. sea., 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
WHEREAS, the local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Collier County has prepared plan amendment to the following element of its
Growth Management Plan:
Golden Gate Area Master Plan, including the Golden Gate Area Master Plan Future
Land Use Map and Map Series;
and
WHEREAS, the CoUier County Planning Commission has considered the proposed
amendment to the Growth Management Plan pursuant to the authority granted to it by Section
163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendment, various State agencies and the Department of Community Affairs (DCA) have ninety
(90) days to review the proposed amendment and DCA must transmit, in writing, to Collier
County, its comments along with any objections and any recommendations for modification, within
said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt,
adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty
(60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted
Growth Management Plan amendment, must review and determine if the Plan amendment ia in
compliance with the Local Government Comprehensive Planning and Land Development Act of
Words underlined are additions; Words strblslt tRrebl~R are deletions
1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida
Administrative Code, pursuant to Section 163.3184, Florida Statutes.
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, THAT:
The Board of County Commissioners hereby approves the proposed Growth
Management Plan amendment, attached hereto as Exhibit A and incorporated by reference
herein. for the purpose of transmittal to the Department of Community Affairs thereby initiating the
required State evaluation of the Growth Management Plan amendment, prior to final adoption and
State determination of compliance with the Local Government Comprehensive Planning and Land
Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria
for Review of Local Government Comprehensive Plans and Determination of Compliance.
THIS RESOLUTION ADOPTED after motion: second and majority vote this _ day of
,2008.
ATTEST:
DWIGHT E. BROCK. Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY
TOM HENNING, CHAIRMAN
Approved as to form and legal sufficiency:
Marjorie M. Student-Stirling
Assistant County Attorney
CP-2006~2 GMP Transmittal Resolution
Words underlined are additions; Words strl:lGI, tt:JrSI1!:jA are deletions
2
Exhibit A
CP-200S-2
a. Estates - Mixed Use District
1) Residential Estates Subdistrict - Sinale family residential development may
be allowed within the Estates-Mixed Use District at a maximum density of one unit per 2
Yo gross acres unless the lot is considered a legal non-confom1ing lot of record.
2) Estates Shoppina Center Subdistrict - Recoanizina the need to provide for
centrally located basic aoods and services within Northem Golden Gate Estates. the
Estates ShoDDina Center Subdistrict has been desianated on the Golden Gate Area
Future Land Use Map.
Location. The t<m comer of Golden Gate boulevard and Wilson Boulevard westward to
3rd Street NW and extendina northward to include the southem 180 feet of Tracts 142
and 106 of Unit 11 and the southem 255 feet of Tract 111 of Unit 11 of Golden Gate
Estates. totalina aPDroximately 41 acres, as shown in Exhibit A.
Intent. The Estates Shoppina Center Subdistrict is intended to Drovide convenient
shoDPina. personal services and employment for the central areas of Golden Gate
Estates. This Subdistrict will provide convenient shoppina and service opportunities:
thereby. reducina driving distances for residents. assistina in minimizina the road
network reauired. and reducina traffic imDacts in this area of Collier County.
DeveloDment intensity for commercial land uses shall be limited to 225.000 sauare feet
of aross leasable floor area. The intensity of commercial development will be consistent
with the types of land uses pem1itted by riaht and as conditional use in the C-4, General
Commercial zonina district. With the exceDtion of a arocerv use. no individual user may
exceed 30.000 sauare feet of buildina area.
Development of these lands for other than the land uses Dem1itted by the Estates ZOnina
District shall reauire a rezone to Planned Unit Development (PUDl. which must contain
development standards to ensure that all commercial uses will be compatible with
neiahborina residential uses.
Development standards. inc/udina Dem1itted uses and setbacks for principal buildina
shall be established at the time of PUD rezonina. A minimum twenty-five (25) feet wide
landscaoe buffer must be Drovided adiacent external riahts-of-wav.
Proiects directly abuttina residential Dropertv (Drooertv zoned E-Estates and without and
approved conditional use) shall Drovide. at a minimum. a seventy-five (75) feet wide
buffer in which no parkina uses are Dem1itted. Twentv-five (25) feet of the width of the
buffer alooo the develooed area shall be a Iandscaoe buffer. A minimum of fifty (SO) feet
of the buffer width shall consist of retained native vegetation and must be consistent with
subsection 3.05.07.H of the Collier Countv Land Development Code (LDC), The native
veaetation retention area may consist of a perimeter bem1 and be used for water
management detention. Any newly constructed bem1 shall be revegetated to meet
subsection 3.05.07H of the LDC (native veaetation reolantina reauirements.
Additionally. in order to be considered for aDProval. use of the native veaetation retention
area for water manaaement purooses shall meet the followina criteria:
Words underlined are added; words stAlGk threullh are deleted.
1
a. There shall be no adverse imoacts to the native veoetation beino retained. The
additional water directed to this area shall not increase the annual hvdro-oeriod
unless it is oroven that such would have no adverse imoact to the existino
veoetation.
b. If the oroiect reQuires oem1ittino bv the South Florida Water ManaQement District.
the oroject shall provide a letter or official document from the District indicatino
that the native veQetation within the retention area will not have to be removed to
comolv with water manaaement reauirement If the District cannot or will not
suoolv such a letter. then the native veQetation retention area shall not be used
for water manaaement.
c. If the oroiect is reviewed bv Collier County. the County enQineer shall Drovide
evidence that no removal of native veaetation is necassary to facilitate the
necessary storaae of water in the water manaQement area.
31 Neiaborhood Center Subdistrict - Recognizing the need to provide basic
goods, services and amenities to Estates residents, Neighborhood Center have been
designated on the Golden Gate Area Future Land Use Map. The Neighborhood Center
designation does not guarantee that commercial zoning will be granted. The designation
only provides the opportunity to request commercial zoning.
a) The Collier County Land Development Code shall be amended to provide rural
design criteria to regulate all new commercial development within Neighborhood
Centers.
b) Locations
Neighborhood Centers are located along major roadways and are distributed within
Golden Gate Estates according to commercial demand estimates (See Map 9). The
centers are designed to concentrate all new commercial zoning, and conditional uses, as
allowed in the Estates Zoning District, in locations where traffic impacts can be readily
accommodated and to avoid strip and disorganized patterns of commercial and
conditional use development. Four Neighborhood Centers are established as follows:
. Wilson Boulevard and Golden Gate Boulevard Center.
This center consists of all fol,lr three quadrants at the intersection of Wilson and
Golden Gate Boulevards (See Map 10). The NE and SE quadrants of the Center
consist of Tract 1 and 2, Tract 17, Unit 13 and the western half of Tract 18, Unit
13 Golden Gate Estates. The NE quadrant of Wilson and Golden Gate
Boulevards is approximately 8.45 acres. The parcels within the NE quadrant
shall be interconnected and share access to Golden Gate Boulevard and Wilson
Boulevard to minimize connections to these two major roadways. The SE
quadrant of Wilson and Golden Gate Boulevards is 7.15 acres, allows 5.00 acres
of commercial development, and allocates 2.15 acres to project buffering and
right-of-way for Golden Gate Boulevard and Wilson Boulevard. The NW
ql,laarant Elf tRe Center is appF9llimately 4.98 aares in size aRa OORsists Elf TFaElt
144, Unit 11 of Golden Gate !!slates. The SW quadrant of the Center is
approximately 4.86 acres in size and consists of Tract 125, Unit 12 of Golden
Gate Estates.
Words underlined are added; words 6!RlGk through are deleted.
2
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EXHIBIT "A"
MAP 10
CP-2006-2
WILSON BOULEV ARD/GOLDEN GATE BOULEVARD CENTER
Collier County, Florida
~
IMMOKALEE
LEGEND
ADOPTED ~ SEPTEMBER 10, 2003
(Ord. No. 2003-44)
~
GOLDEN GATE
ESTATES
~
SETTLEMENT
AREA
I I I
o 1/2 MI. 1 MI.
D
NEIGHBORHOOD
CENTER
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COUMUNITY DEVELOPMENT AND ENVIRONMENTAl SERVICES DIVISION
FILE: GGMP--43-2008-1.0WG OAT[; 2/2008
EXHIBIT "A"
CP-2006-2
ESTATES SHOPPING CENTER SUBDISTRICT
Collier County, Florida
~
IMMOKALEE
SUBJECT
SITE
CP-2006-2
LEGEND
ADOPTED - SEPTEMBER 10. 2003
(Ord. No. 2003- 44)
ADOPTED - JANUARY 25. 2007
(Ord. No. 2007-19)
~
GOLDEN GAIT
ESTATES
~
SETTLEMENT
AREA
I I I
o 1/2 MI. 1 MI.
.
ESTA ITS SHOPPING
CEN fER SUBDISTRICT
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GCMP-43-2008-2.0WC DATE: 2/2OOB
RESOLUTION NO. 08.
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AN AMENDMENT TO
THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, ORDINANCE S9.05, AS AMENDED,
SPECIFICALLY AMENDING THE GOLDEN GATE AREA
MASTER PLAN, AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3161, st. sea., 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
WHEREAS, the Local Government Comprehensive Planning and land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Collier County has prepared plan amendment to the following element of its
Growth Management Plan:
Golden Gate Area Master Plan;
and
WHEREAS, the Collier County Planning Commission has considered the proposed
amendment to the Growth Management Plan pursuant to the authority granted to it by Section
163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendment, various State agencies and the Department of Community Affairs (DCA) have ninety
(90) days to review the proposed amendment and DCA must transmit, in writing, to Collier
County, its comments along with any objections and any recommendations for modification, within
said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt,
adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty
(60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within fortyMfive (45) days of receipt of Collier County's adopted
Growth Management Plan amendment, must review and determine if the Plan amendment ia in
compliance with the Local Government Comprehensive Planning and land Development Act of
1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida
Administrative Code, pursuant to Section 163.3184, Florida Statutes.
Words underlined are additions; Words strl:lslt tl=lrsl:J€lA are deletions
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, THAT
The Board of County Commissioners hereby approves the proposed Growth
Management Plan amendment, attached hereto as Exhibit A and incorporated by reference
herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the
required State evaluation of the Growth Management Plan amendment, prior to final adoption and
State determination of compliance with the Local Government Comprehensive Planning and Land
Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria
for Review of Local Government Comprehensive Plans and Determination of Compliance.
THIS RESOLUTION ADOPTED after motion; second and majority vote this ~ day of
_,2008.
ATTEST:
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
TOM HENNING, CHAIRMAN
Approved as to form and legal sufficiency:
Marjorie M. Student-Stirling
Assistant County Attorney
CP~2006-5 GMP Transmittal Resolution
Words underlined are additions; Words stFl:Islt tArGblgA are deletions
2
Exhibit A
CP-2006-5
GOLDEN GATE AREA MASTER PLAN:
[pages 42, 43]
e) Special Exceptions to Conditional Use Locational Criteria:
1. Temporary use (TU) permits for model homes, as defined in the Collier
County Land Development Code, may be allowed anywhere within the
Estates-Mixed Use District. Conditional use pennits submitted for the
purpose of extending the time period for use of the structure as a model
home shall not be subject to the locational criteria of the Conditional Uses
Subdistrict, and may be allowed anywhere within the Estates-Mixed Use
District. Temporary Use permits for model homes shall have a duration of
three (3) years from the date of approval. No subsequent issuance of a
Conditional Use permit shall be for a duration exceeding two (2) years.
The total time period for Temporary Use and Conditional Use penn its
together shall not exceed five (5) years.
2. Conditional Use penn its for excavation, as provided for in the Estates
zoning district, are not subject to the locational criteria for Conditional
Uses and may be allowed anywhere within the Estates-Mixed Use
District.
3. Conditional Use for a church or place of worship as allowed in the Estates
zoning district is allowed on Tract 22, GGE Unit 97.
4. Conditional Use for a church or Dlace of worshiD as allowed in the Estates
zonino district is allowed on the north 180 feet of Tract 107. Unit 30,
Golden Gate Estates.
Words underlined are added; words stFuak Illr.ew!l1l are deleted.
RESOLUTION NO. OS.
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AN AMENDMENT TO
THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, ORDINANCE S9.05, AS AMENDED,
SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP AND MAP
SERIES, AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3161, at. sea., 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
WHEREAS, the Local Government Comprehensive PlannJng and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Collier County has prepared plan amendment to the following element of its
Growth Management Plan:
Future land Use Element, including the Future land Use Map and Map Series;
and
WHEREAS, the Collier County Planning Commission has considered the proposed
amendment to the Growth Management Plan pursuant to the authority granted to it by Section
163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendment, various State agencies and the Department of Community Affairs (DCA) have ninety
(90) days to review the proposed amendment and DCA must transmit, in writing, to Collier
County, its comments along with any objections and any recommendations for modification, within
said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt,
adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty
(60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within forty~five (45) days of receipt of Collier County's adopted
Growth Management Plan amendment, must review and determine if the Plan amendment ia in
compliance with the local Government Comprehensive Planning and land Development Act of
1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J~5, Florida
Administrative Code, pursuant to Section 163.3184, Florida Statutes.
Words underlined are additions; Words slr-blBI, threl::J€lA are deletions
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY. FLORIDA, THAT:
The Board of County Commissioners hereby approves the proposed Growth
Management Plan amendment, attached hereto as Exhibit A and incorporated by reference
herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the
required State evaluation of the Growth Management Plan amendment, prior to final adoption and
State determination of compliance with the Local Government Comprehensive Planning and land
Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria
for Review of Local Government Comprehensive Plans and Determination of Compliance.
THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of
,2008
A nEST'
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY. FLORIDA
BY:
TOM HENNING, CHAIRMAN
Approved as to form and legal sufficiency:
Marjorie M. Student-Stirling
Assistant County Attorney
CP-2006-7 GMP Transmittal Resolution
Words underlined are additions; Words stn;jsl, tAfQ6I~A are deletions
2
Exhibit A
CP-2oo6-7
Proposed Future Land Use Element Text Amendment:
[page 47]
A. Urban Mixed Use District -
17. Italian American Plaza and Clubhouse Commercial Subdistrict
This Subdistrict is located on the southwest comer of Oranae Blossom Drive and Airoort Road.
and consists of aPDroximatelv 5 acres. The puroose of this Subdistrict is to accommodate
existina institutional uses such as the Italian American clubhouse and supoortina neiahborhood
office and retail to serve the nearby community. Approximatelv 26.000 s.f. of floor area may be
created for retail-office uses. in addition to UD to 20.000 s.f. for the clubhouse facility. Such uses
are intended to serve the community in a settina desicned to be compatible with existinc and
future development in the neiahborhood and providina access from the adiacent DroDertv to the
south to Orance Blossom Drive to minimize the impacts on the local street system.
Policy 1.1
17. Italian American Plaza and Clubhouse Commercial Subdistrict
[Page 11]
. add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts (in
Urban Mixed Use District, this is Policy 1.1).
FUTURE LAND USE MAP SERIES
[added next in order]
Italian American Plaza and Clubhouse Commercial Subdistrict
. include a new inset map depicting the Subdistrict, in addition to revision to the respective
FLUM. Do NOT number the inset map, only provide map title.
I. URBAN DESIGNATION
[Page 27]
Italian American Plaza and Clubhouse Commercial Subdistrict
. add name of that inset map in FLUE text where various Subdistricts that allow non-
residential uses are listed (in Urban Designation, l(b)(12)).
FUTURE LAND USE MAP SERIES
[Page 124]
Italian American Plaza and Clubhouse Commercial Subdistrict
. add name of that inset map in respective Element where FLUM Series is listed.
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EXHIBIT A
PETITION CP.2~7
&
ITALIAN AMERICAN PLAZA AND CLUBHOUSE COMMERCIAL SUBDISTRICT
COLLIER COUNTY, FLORIDA
----
VANDERBILT BEACH ROAD
;::l
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-
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I
PINE ROOGE ROAD
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
CCf.lWUNITY OE\oELOPMENT AND EN\o'IRONMENTAL SERVICES DIVISION
DATE; 2/2008 ALE; CP-2006-07A.OWG
I J
,_no ~
~ SUBDISTRICT
LEGEND
-
I
_n
RESOLUTION NO. OS.
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AN AMENDMENT TO
THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, ORDINANCE S9.05, AS AMENDED,
SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP AND MAP
SERIES, AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3161, at. sea., 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
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Collier County has prepared plan amendment to the following element of its
Growth Management Plan;
Future land Use Element, including the Future land Use Map and Map Series;
and
WHEREAS, the Collier County Planning Commission has considered the proposed
amendment to the Growth Management Plan pursuant to the authority granted to it by Section
163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendment, various State agencies and the Department of Community Affairs (DCA) have ninety
(90) days to review the proposed amendment and DCA must transmit, in writing, to Collier
County, its comments along with any objections and any recommendations for modification, within
said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt,
adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty
(50) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted
Growth Management Plan amendment, must review and determine if the Plan amendment ia in
compliance with the local Government Comprehensive Planning and Land Development Act of
1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J.5, Florida
Administrative Code, pursuant to Section 163.3184, Florida Statutes.
Words underlined are additions; Words stnlSi{ threl:l!JR are deletions
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY. FLORIDA. THAT:
The Board of County Commissioners hereby approves the proposed Growth
Management Plan amendment, attached hereto as Exhibit A and incorporated by reference
herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the
required State evaluation of the Growth Management Plan amendment, prior to final adoption and
State determination of compliance with the Local Government Comprehensive Planning and Land
Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria
fOf Review of Local Government Comprehensive Plans and Determination of Compliance.
THIS RESOLUTION ADOPTED after motion; second and majority vole this _ day of
,2008
ATTEST:
DWIGHT E. BROCK. Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
TOM HENNING, CHAIRMAN
Approved as to form and legal sufficiency:
Marjorie M. Student-Stirling
Assistant County Attorney
CP-2006-B GMP Transmittal Resolution
Words underlined are additions; Words 5t"(,I611: tArSbI!ijh are deletions
2
Exhibit A
CP-2006-8
Proposed Future Land Use Element Text Amendment:
[page 47]
A. Urban Mixed Use District-
18. Ail"Dort/Oranae Blossom Commercial Subdistrict
This subdistrict is located on the west side of Airoort Road, south of the intersection of Airoort
Road and Oranae Blossom Drive. consistina of approximately 5.0 acres of land. The intent of
the Airoort/Oranae Blossom Commercial Subdistrict is to provide convenient shoPDina. oersonal
services. and employment for neiQhborina residential areas. The Airport/Oranae Blossom
Commercial Subdistrict will reduce drivina distances for neiQhborina residents and assist in
minimizina the road network reauired in this part of Collier County. This subdistrict is further
intended to create a neiahborhood focal ooint and the proDertv will be desianed in a manner to
be comDatible with existina and future residential and institutional development in the
neiahborhood.
Development intensity for this subdistrict shall be limited to a maximum of 50.000 SQuare feet of
aross leasable commercial area.
Rezonina shall be in the fOm1 of PUD zonina and must contain development standards to
ensure that all commercial uses will be comDatible with neiahborinQ residential and institutional
uses. In addition to retail uses and other uses permitted in the Plan. financial institutions,
business services. and professional and medical offices shall also be oem1itted. Retail uses
shall be limited to a sinQle storv, and financial services and offices shall be limited to three
stories. All princiDal buildinas shall be set back a minimum of one (1) foot from the subdistrict
boundaries for each foot of buildina heiaht. Development within the subdistrict shall have
common site. sianaae and buildina architectural elements.
Policy 1.1
18. Ail"Dort/Oranae Blossom Commercial Subdistrict
. add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts (in
Urban Mixed Use District, this is Policy 1.1).
[page 11]
FUTURE LAND USE MAP SERIES
[added next in order]
Airport/OranGe Blossom Commercial Subdistrict
. include a new inset map depicting the Subdistrict, in addition to revision to the respective
FLUM. Do NOT number the inset map, only provide map title.
_ 1 -
Exhibit A
CP-2006-S
I. URBAN DESIGNATION
[Page 27]
Airport/Oranae Blossom Commercial Subdistrict
. add name of that inset map in FLUE text where various Subdistricts that allow non-
residential uses are listed (in Urban Designation, l(b)(12)).
FUTURE LAND USE MAP SERIES
[page 124]
Airport/Oranae Blossom Commercial Subdistrict
. add name of that inset map in respective Element where FLUM Series is listed.
- ,-
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PETITION ep.2Oll6-OIl
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EXHIBIT A
AIRPORT/ORANGE BLOSSOM COMMERCIAL SUBDISTRICT
COLLIER COUNTY, FLORIDA
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PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEIlELOPMENT AND EN'vtRONNENTAL SERVICES OI...,SION
DATE; 2/200B flLE: CP-200l5-08A.OWG
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LEGEND
~ SUBDISTRICT
RESOLUTION NO. OS.
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AN AMENDMENT TO
THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, ORDINANCE S9.05, AS AMENDED,
SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP AND MAP
SERIES, AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuantto Section 163.3161, at. sea., 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
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Collier County has prepared plan amendment to the following element of its
Growth Management Plan:
Future Land Use Element, including the Future Land Use Map and Map Series;
and
WHEREAS, the Collier County Planning Commission has considered the proposed
amendment to the Growth Management Plan pursuant to the authority granted to it by Section
163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendment, various State agencies and the Department of Community Affairs (DCA) have ninety
(90) days to review the proposed amendment and DCA must transmit, in writing, to Collier
County, its comments along with any objections and any recommendations for modification, within
said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt,
adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty
(60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted
Growth Management Plan amendment, must review and determine if the Plan amendment ia in
compliance with the Local Government Comprehensive Planning and Land Development Act of
198"5; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida
Administrative Code, pursuant to Section 163.3184, Florida Statutes.
Words underlined are additions; Words ~tFl::Isl{ thrmJQR are deletions
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY. FLORIDA, THAT:
The Board of County Commissioners hereby approves the proposed Growth
Management Plan amendment, attached hereto as Exhibit A and incorporated by reference
herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the
required State evaluation of the Growth Management Plan amendment, prior to final adoption and
State determination of compliance with the Local Government Comprehensive Planning and Land
Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria
for Review of Local Government Comprehensive Plans and Determination of Compliance.
THIS RESOLUTION ADOPTED after motion: second and majority vote this _ day of
,2008
ATTEST:
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY
TOM HENNING, CHAIRMAN
Approved as to form and legal sufficiency:
Marjorie M. Student~Stirling
Assistant County Attorney
CP-2006~g GMP Transmittal Resolution
Words underlined are additions; Words strl:lsl, tAFe~€lt:l are deletions
2
Exhibit A
CP-2006-9
FUTURE LAND USE ELEMENT
v. Overlays and Special Features
D. Rural Lands Stewardship Area Overlay
Group 1 - General purpose and structure of the Collier County Rural
Lands Stewardship Area Overlay
Policy 1.21 [page 102]
The incentive based Stewardship Credit System relies on the projected
demand for Credits as the primary basis for permanent protection of flowways,
habitats and water retention areas. The County recognizes that there may be a
lack of significant demand for Credits in the early years of implementation, and
also recognizes that a public benefit would be realized by the early designation
of SSAs. To address this issue and to promote the protection of natural
resources, implementation of the Overlay will include an early entry bonus to
encourage the voluntary establishment of SSAs within the RSLA. The bonus
shall be in the form of an additional one Stewardship Credit per acre of land
designated as a HSA located outside of the ACSC and one-half Stewardship
Credit per acre of land designated as HSA located inside the ACSC. The early
entry bonus shall be available for five years from the effective date of the
adoption of the Stewardship Credit System in the LOC. The early designation
of SSAs, and resulting protection of f1owways, habitats, and water retention
areas does not require the establishment of SSAs or otherwise require the
early use of Credits, and Credits generated under the early entry bonus may be
used after the termination of the bonus period. The maximum number of
Credits that can be generated under the bonus is 27,000 27.192 Credits, and
such Credits shall not be transferred into or used within the ACSC.
Group 3 - Policies to protect water quality and quantity and maintain the
natural water regime, as well as listed animal and plant species and their
habitats by directing incompatible uses away from wetlands and upland
habitat through the establishment of Flow way Stewardship Areas,
Habitat Stewardship Areas, and Water Retention Areas, where lands are
voluntarily included in the Rural Lands Stewardship Area program.
Policy 3.2 [page 104]
Listed animal and plant species and their habitats shall be protected through
the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the
RLSA Overlay. HSAs are delineated on the Overlay Map and contain
approximately 40,000 40.192 acres. HSAs are privately owned agricultural
areas, which include both areas with natural characteristics that make them
suitable habitat for listed species and areas without these characteristics.
These latter areas are included because they are located contiguous to habitat
to help form a continuum of landscape that can augment habitat values. The
Overlay provides an incentive to permanently protect HSAs by the creation and
Words underlined are added; words struGk tllFlllIll1l are deleted.
Exhibit A
CP-2006-9
transfer of credits, resulting in the elimination of incompatible uses and the
establishment of protection measures described in Group 1 Policies. Not all
lands within the delineated HSAs are comparable in terms of their habitat
value; therefore the index shall be used to differentiate higher value form lower
value lands for the purpose of Overlay implementation. Analysis of the Index
Map Series shows that HSA lands score within a range of 0.6 to 2.2. There are
approximately 18,899 [to be determinedl acres of cleared agricultural fields
located in HSAs. The average index score of HSA designated lands is 1.3,
however, the average index score of the naturally vegetated areas with HSAs
is 1.5.
Group 4 - Policies to enable conversion of rural lands to other uses in
appropriate locations, while discouraging urban sprawl, and encouraging
development that utilizes creative land use planning techniques by the
establishment of Stewardship Receiving Areas.
Policy 4.2 [page 107]
All privately owned lands within the RLSA which meet the criteria set forth
herein are eligible for designation as a SRA, except land delineated as a FSA,
HSA, WRA or land that has been designated as a Stewardship Sending Area.
Land proposed for SRA designation shall meet the suitability criteria and other
standards described in Group 4 Policies. Due to the long-term vision of the
RLSA Overlay, extending to a horizon year of 2025, and in accordance with the
guidelines established in Chapter 163.3177(11) F.S., the specific location, size
and composition of each SRA cannot and need not be predetermined in the
GMP. In the RLSA Overlay, lands that are eligible to be designated as SRAs
generally have similar physical attributes as they consist predominately of
agriculture lands which have been cleared or otherwise altered for this
purpose. Lands shown on the Overlay Map as eligible for SRA designation
include approximately 71,500 74.300 acres outside of the ACSC and 18,300
acres within the ACSC. Approximately 2% of these lands achieve an Index
score greater than 1.2. Because the Overlay requires SRAs to be compact,
mixed-use and self sufficient in the provision of services, facilities and
infrastructure, traditionallocational standards normally applied to determine
development suitability are not relevant or applicable to SRAs. Therefore the
process for designating a SRA follOWS the principles of the Rural Lands
Stewardship Act as further described herein.
Words underlined are added; words stRlGk thF9Ullh are deleted.
2
EXHIBIT ~A.
PCT1T10N ep.~
,."'1"
(J'f{P.'r \
COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT
STEWARDSHIP OVERlAY MAP
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11II HIrIIIlIt8lawMilHp....o-l D ........~....(8RA)
MlENIED-.J.WJNlY~2007
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l'fIO'..-oIl,OFI'ICECFGIl~~lEaiNlCAl.~r
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a"'lE:U~ l'IL.[:Cl'_2CIOll_0I.ll"MI
. U
RESOLUTION NO. 08.
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AN AMENDMENT TO
THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, ORDINANCE 89.05, AS AMENDED,
SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP AND MAP
SERIES, AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3161, et. sec., 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
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Collier County has prepared plan amendment to the following element of its
Growth Management Plan:
Future Land Use Element, including the Future Land Use Map and Map Series;
and
WHEREAS, the Collier County Planning Commission has considered the proposed
amendment to the Growth Management Plan pursuant to the authority granted to it by Section
163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendment, various State agencies and the Department of Community Affairs (DCA) have ninety
(90) days to review the proposed amendment and DCA must transmit, in writing, to Collier
County, its comments along with any objections and any recommendations for modification, within
said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt,
adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty
(60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted
Growth Management Plan amendment, must review and determine if the Plan amendment ia in
compliance with the Local Government Comprehensive Planning and Land Development Act of
1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J~5, Florida
Administrative Code, pursuant to Section 163.3184, Florida Statutes.
Words underlined are additions; Words e;trblGk tRrebl~R are deletions
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, THAT:
The Board of County Commissioners hereby approves the proposed Growth
Management Plan amendment, attached hereto as Exhibit A and incorporated by reference
herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the
required State evaluation of the Growth Management Plan amendment, prior to final adoption and
State determination of compliance with the Local Government Comprehensive Planning and Land
Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria
for Review of Local Government Comprehensive Plans and Determination of Compliance.
THIS RESOLUTION ADOPTED after motion; second and majority vote this ~ day of
_,2008.
ATTEST:
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
TOM HENNING, CHAIRMAN
Approved as to form and legal sufficiency:
Marjorie M. Student-Stirling
Assistant County Attorney
CP-2006-10 GMP Transmittal Resolution
Words underlined are additions; Words Gtrl:lsk threU~R are deletions
2
Exhibit A
CP-2006-1O
FUTURE LAND USE ELEMENT
V. Overlays and Special Features
D. Rural Lands Stewardship Area Overlay
Group 1 - General purpose and structure of the Collier County Rural
Lands Stewardship Area Overlay
Policy 1.21 [page 102]
The incentive based Stewardship Credit System relies on the projected
demand for Credits as the primary basis for permanent protection of flowways,
habitats and water retention areas. The County recognizes that there may be a
lack of significant demand for Credits in the early years of implementation, and
also recognizes that a public benefit would be realized by the early designation
of SSAs. To address this issue and to promote the protection of natural
resources, implementation of the Overlay will include an early entry bonus to
encourage the voluntary establishment of SSAs within the RSLA. The bonus
shall be in the form of an additional one Stewardship Credit per acre of land
designated as a HSA located outside of the ACSC and one-half Stewardship
Credit per acre of land designated as HSA located inside the ACSC. The early
entry bonus shall be available for five years from the effective date of the
adoption of the Stewardship Credit System in the LOC. The early designation
of SSAs. and resulting protection of f1owways. habitats, and water retention
areas does not require the establishment of SSAs or otherwise require the
early use of Credits, and Credits generated under the early entry bonus may be
used after the termination of the bonus period. The maximum number of
Credits that can be generated under the bonus is 27,000 28.215.9 Credits, and
such Credits shall not be transferred into or used within the ACSC.
Group 3 - Policies to protect water quality and quantity and maintain the
natural water regime, as well as listed animal and plant species and their
habitats by directing incompatible uses away from wetlands and upland
habitat through the establishment of Flow way Stewardship Areas,
Habitat Stewardship Areas, and Water Retention Areas, where lands are
voluntarily included in the Rural Lands Stewardship Area program.
Policy 3.2 [page 104]
Listed animal and plant species and their habitats shall be protected through
the establishment of Habitat Stewardship Areas (HSAs), as SSAs within the
RLSA Overlay. HSAs are delineated on the Overlay Map and contain
approximately 40,00042.431.8 acres. HSAs are privately owned agricultural
areas, which include both areas with natural characteristics that make them
suitable habitat for listed species and areas without these characteristics.
These latter areas are included because they are located contiguous to habitat
to help form a continuum of landscape that can augment habitat values. The
Overlay provides an incentive to permanently protect HSAs by the creation and
Words underlined are added; words &tFUGk tllRlu!l1l are deleted.
Exhibit A
CP-2006-1O
transfer of credits, resulting in the elimination of incompatible uses and the
establishment of protection measures described in Group 1 Policies. Not all
lands within the delineated HSAs are comparable in terms of their habitat
value; therefore the index shall be used to differentiate higher value form lower
value lands for the purpose of Overlay implementation. Analysis of the Index
Map Series shows that HSA lands score within a range of 0.6 to 2.2. There are
approximately 13,800 [to be detem1inedl acres of cleared agricultural fields
located in HSAs. The average index score of HSA designated lands is 1.3,
however, the average index score of the naturally vegetated areas with HSAs
is 1.5.
Group 4 . Policies to enable conversion of rural lands to other uses in
appropriate locations, while discouraging urban sprawl, and encouraging
development that utilizes creative land use planning techniques by the
establishment of Stewardship Receiving Areas.
Policy 4.2 [page 107]
All privately owned lands within the RLSA which meet the criteria set forth
herein are eligible for designation as a SRA, except land delineated as a FSA,
HSA, WRA or land that has been designated as a Stewardship Sending Area.
Land proposed for SRA designation shall meet the suitability criteria and other
standards described in Group 4 Policies. Due to the 10ng-tem1 vision of the
RLSA Overlay, extending to a horizon year of 2025, and in accordance with the
guidelines established in Chapter 163.3177(11) F.S., the specific location, size
and composition of each SRA cannot and need not be predetem1ined in the
GMP. In the RLSA Overlay, lands that are eligible to be designated as SRAs
generally have similar physical attributes as they consist predominately of
agriculture lands which have been cleared or otherwise altered for this
purpose. Lands shown on the Overlay Map as eligible for SRA designation
include approximately 74,500 72.100 acres outside of the ACSC and 18,300
acres within the ACSC. Approximately 2% of these lands achieve an Index
score greater than 1.2. Because the Overlay requires SRAs to be compact,
mixed-use and self sufficient in the provision of services, facilities and
infrastructure, traditionallocational standards normally applied to determine
development suitability are not relevant or applicable to SRAs. Therefore the
process for designating a SRA follows the principles of the Rural Lands
Stewardship Act as further described herein.
Words undertined are added; words stfUGk thFllIlAh are deleted.
2
EXHIBIT -A-
PEnTlON CP-2O(&10
"
OfU,,\'
COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT
STeWARDSHIP OVERLAY MAP
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JM:NlIEO-..-JNlY15,'2Oll7
Or4.No.:W07-IB
BtlULliCTtIl'!
o
RESOLUTION NO. OS.
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AN AMENDMENT TO
THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN, ORDINANCE S9.05, AS AMENDED,
SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT, FUTURE LAND USE MAP AND MAP SERIES,
AND FURTHERMORE RECOMMENDING TRANSMITTAL
OF THE AMENDMENT TO THE FLORIDA DEPARTMENT
OF COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3161, 8t. sea., 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
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Collier County has prepared plan amendment to the following element of its
Growth Management Plan:
Future land Use Element, Future land Use Map and Map Series;
and
WHEREAS, the Collier County Planning Commission has considered the proposed
amendment to the Growth Management Plan pursuant to the authority granted to it by Section
163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendment, various State agencies and the Department of Community Affairs (DCA) have ninety
(90) days to review the proposed amendment and DCA must transmit, in writing, to Collier
County, its comments along with any objections and any recommendations for modification, within
said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt,
adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty
(60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted
Growth Management Plan amendment, must review and determine if the Plan amendment ia in
compliance with the local Government Comprehensive Planning and land Development Act of
1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida
Administrative Code, pursuant to Section 163.3184, Florida Statutes.
Words underlined are additions; Words strblsl, threugh are deletions
NOW, THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY. FLORIDA. THAT:
The Board of County Commissioners hereby approves the proposed Growth
Management Plan amendment, attached hereto as Exhibit A and incorporated by reference
herein, for the purpose of transmittal 10 the Department of Community Affairs thereby initiating the
required State evaluation of the Growth Management Plan amendment, prior to final adoption and
State determination of compliance with the Local Government Comprehensive Planning and Land
Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria
for Review of Local Government Comprehensive Plans and Determination of Compliance.
THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of
_,2008.
ATTEST
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
TOM HENNING, CHAIRMAN
Approved as to form and legal sufficiency:
Marjorie M. Student-Stirling
Assistant County Attorney
CP-2006-12 GMP Transmittal Resolution
Words underlined are additions; Words strl;;lsll: tArElU@A are deletions
2
Exhibit A
FUTURE LAND USE MAP SERIES
[page 124]
Future Land Use Map
Mixed Use & Interchange Activity Center Maps
Properties Consistent by Policy (5.9,5.10,5.11,5.12,5.13,5.14,5.15) Maps
Collier County Wetlands Map
Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map
Rivers and Floodplains Map
Estuarine Bays Map
Soils Map
Existing Commercial Mineral Extraction Sites Map
BayshorelGateway Triangle Redevelopment Overlay Map
Stewardship Overlay Map
Rural Lands Study Area Natural Resource Index Maps
North Belle Meade Overlay Map
Existing Pnblic Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map
Existing Sites for Future Public Educational Plants and Ancillary Plants
Plantation Island Urban Area Map
Copeland Urban Area Map
Railhead Scrub Preserve - Conservation Designation Map
Lely Mitigation Park - Conservation Designation Map
MarGood Park. Conservation Desil!:nation MaD
Urban - Rural Fringe Transition Zone Overlay Map
Orange Blossom Mixed Use Subdistrict Map
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map
Davis Boulevard/County Barn Road Mixed Use Subdistrict Map
GoodlettelPine Ridge Commerciallnfill Subdistrict Map
Henderson Creek Mixed-Use Subdistrict Map
Buckley Mixed.Use Subdistrict Map
Livingston/Pine Ridge Commerciallnfill Subdistrict Map
Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map
Livingston Road/Eatonwood Lane CommerciallnfIll Subdistrict Map
Livingston Road Commercial InfIll Subdistrict Map
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RESOLUTION NO. OS-
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AMENDMENTS TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND
FUTURE LAND USE MAP AND MAP SERIES, THE
CAPITAL IMPROVEMENT ELEMENT, THE
TRANSPORTATION ELEMENT AND MAPS, THE
RECREATION AND OPEN SPACE ELEMENT, THE
ECONOMIC ELEMENT, THE GOLDEN GATE AREA
MASTER PLAN AND GOLDEN GATE AREA MASTER
PLAN FUTURE LAND USE MAP AND MAP SERIES, AND
FURTHERMORE RECOMMENDING TRANSMITTAL OF
THE AMENDMENTS TO THE FLORIDA DEPARTMENT
OF COMMUNITY AFFAIRS.
WHEREAS, Collier County, pursuant to Section 163.3161, ee seo., 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
WHEREAS, the Local Government Comprehensive Planning and land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Collier County has prepared plan amendment to the following element of its
Growth Management Plan:
Future Land Use Element, including the Future Land Use Map and Map Series;
Capital Improvement Element;
Transportation Element and Maps;
Recreation & Open Space Element;
Economic Element;
Golden Gate Area Master Plan, including Golden Gate Area Master Plan Future Land
Use Map and Map Series;
and
WHEREAS, the Collier County Planning Commission has considered the proposed
amendment to the Growth Management Plan pursuant to the authority granted to it by Section
163.3174, Florida Statutes, and has recommended approval of said amendment to the Board of
County Commissioners; and
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
amendment, various State agencies and the Department of Community Affairs (DCA) have ninety
(90) days to review the proposed amendment and DCA must transmil. in writing, to Collier
County, its comments along with any objections and any recommendations for modification, within
said ninety (90) days pursuant to Section 163.3184, Florida Statutes; and
Words underlined are additions; Words struslt thl'Gl.l€lR are deletions
WHEREAS, Collier County, upon receipt of the written comments from DCA must adopt,
adopt with changes or not adopt the proposed Growth Management Plan amendment, within sixty
(60) days of such receipt pursuant to Section 163.3184, Florida Statutes; and
WHEREAS, the DCA, within forty-five (45) days of receipt of Collier County's adopted
Growth Management Plan amendment, must review and determine if the Plan amendment ia in
compliance with the local Government Comprehensive Planning and land Development Act of
1985; the State Comprehensive Plan; the appropriate Regional Policy Plan and Rule 9J-5, Florida
Administrative Code, pursuant to Section 163.3184, Florida Statutes.
NOW. THEREFORE, BE IT RESOLVED by THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, THAT:
The Board of County Commissioners hereby approves the proposed Growth
Management Plan amendment, attached hereto as Exhibit A and incorporated by reference
herein, for the purpose of transmittal to the Department of Community Affairs thereby initiating the
required State evaluation of the Growth Management Plan amendment, prior to final adoption and
State determination of compliance with the Local Government Comprehensive Planning and land
Development Regulation Act of 1985 and Rule 9J5, Florida Administrative Code, Minimum Criteria
for Review of Local Government Comprehensive Plans and Determination of Compliance.
THIS RESOLUTION ADOPTED after motion; second and majority vote this _ day of
,2008.
ATTEST:
DWIGHT E. BROCK. Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY. FLORIDA
BY
TOM HENNING, CHAIRMAN
Approved as to form and legal sufficiency:
Marjorie M. Student-Stirling
Assistant County Attorney
CP-2006-13 GMP Transmittal Resolution
Words underlined are additions; Words str-l::lslt threbl~R are deletions
2
Agenda Item 4B
c.o~r <;;Ou.nty
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO:
COLLIER COUNTY PLANNING COMMISSION
FROM:
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION,
COMPREHENSIVE PLANNING DEPARTMENT
HEARING DATE: March 17,2008
RE:
PETITION CP-2006-2, ESTATES SHOPPING CENTER GROWTH
MANAGEMENT PLAN AMENDMENT
[TRANSM/TTAL HEAR/NG]
AGENT/APPLICANT/OWNERS
Agent:
D. Wayne Arnold, AICP
a. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Fl 34134
and
Agent: Richard D. Yovanovich, Esq.
Goodlette, Coleman, Johnson, Yovanovich, & Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, Fl 34103
Applicant! Kenneth R. Johnson, as Trustee
Owner: C/O Goodlette, Coleman, Johnson, Yovanovich, & Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, Fl 34103
[Specific list of owners contained in application]
GEOGRAPHIC LOCATION:
The subject property, containing 40.6.:!: acres, is located at the northwest corner of Golden Gate
and Wilson Boulevards, within Section 4, Township 49 South, Range 27 East. The proposed
Subdistrict is designated Estates (Mixed Use District, Residential Estates Subdistrict and
Neighborhood Center Subdistrict) and is within the Rural Estates Planning Community.
SITE LOCATION MAPS
Agenda Item 4B
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REQUESTED ACTION:
This petition seeks to amend the Golden Gate Area Master Plan (GGAMP) text and Future Land
Use Map by creating the new Estates Shopping Center Subdistrict for the subject property, and
making correlating changes to the Neighborhood Center Subdistrict and Policy 1.1.2:
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The proposed change to Policy 1.1. 2 and the proposed Subdistrict text are as follows:
(Single underlined text is added and single strike tRrollgh text is deleted, as proposed by the
petitioner. Note: Staff has provided recommended text changes, including necessary
correlating changes to maintain internal consistency and harmony, located at the end of this
Report.)
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Hlghllgh_ trecte Indlcete
existing acrea.e within the
Neighborhood Center
Policy 1.1.2:
The ESTATES Future Land Use Designation shall include Future Land Use District and
Subdistricts for:
A. ESTATES - MIXED USE DISTRICT
4. Estates Shoppinq Center Subdistrict
2. Estates ShoDDina Center Subdistrict
a. Estates - Mixed Use District
[new text, page 4]
[new text, page 38]
2. Estates Shoppinq Center Subdistrict - Recoqnizinq the need to provide for centrallv located
basic qoods and services within Northern Golden Gate Estates. the Estates ShOPDinq Center
Subdistrict has been desiqnated on the Golden Gate Area Future Land Use Map.
Location. The NW corner of Golden Gate boulevard and Wilson Boulevard westward to 3'd
Street NW and extendinq northward to include the southern 180 feet of Tracts 142 and 106 of
2
Agenda Item 4B
Unit 11 and the southern 255 feet of Tract 111 of Unit 11 of Golden Gate Estates, totalino
approximately 41 acres. as shown in Exhibit A.
Intent. The Estates Shoppino Center Subdistrict is intended to provide convenient shoppino.
personal services and emplovment for the central areas of Golden Gate Estates. This
Subdistrict will provide convenient shoppino and service opportunities; thereby, reducino drivino
distances for residents. assistino in minimizino the road network re~uired. and reducino traffic
impacts in this area of Collier County.
Development intensity for commercial land uses shall be limited to 225,000 s~uare feet of oross
leasable floor area. The intensity of commercial development will be consistent with the types
of land uses permitted by rioht and as conditional use in the C-4, General Commercial zonino
district. With the exception of a orocerv use, no individual user may exceed 30.000 souare feet
of buildino area.
Development of these lands for other than the land uses permitted bv the Estates Zonino
District shall re~uire a rezone to Planned Unit Development (PUD1. which must contain
development standards to ensure that all commercial uses will be compatible with neiohborino
residential uses.
Development standards, includino permitted uses and setbacks for principal buildino shall be
established at the time of PUD rezonino. A minimum twentv-five (251 feet wide landscape buffer
must be provided adiacent external riohts-of-wav.
Proiects directlv abuttino residential propertv (property zoned E-Estates and without and
approved conditional usel shall provide. at a minimum, a seventv-five (751 feet wide buffer in
which no parkino uses are permitted. Twenty-five (25) feet of the width of the buffer alono the
developed area shall be a landscape buffer. A minimum of fifty (501 feet of the buffer width shall
consist of retained native veoetation and must be consistent with subsection 3.05.07.H of the
Collier countv Land Development Code (LDC). The native veoetation retention area may
consist of a perimeter berm and be used for water manaoement detention. Anv newly
constructed berm shall be reveoetated to meet subsection 3.05.07H of the LDC (native
veoetation replantino re~uirements. Additionally. in order to be considered for approval. use of
the native veoetation retention area for water manaoement purposes shall meet the followino
criteria:
a. There shall be no adverse impacts to the native veoetation beino retained. The
additional water directed to this area shall not increase the annual hvdro-period unless it
is proven that such would have no adverse impact to the existino veoetation.
b. If the proiect reouires permittino bv the South Florida Water Manaoement District. the
proiect shall provide a letter or official document from the District indicatino that the
native veoetation within the retention area will not have to be removed to complv with
water manaoement re~uirement. If the District cannot or will not supply such a letter,
then the native veoetation retention area shall not be used for water manaoement.
c. If the proiect is reviewed bv Collier County. the Countv enoineer shall provide evidence
that no removal of native veoetation is necessarv to facilitate the necessarv storaoe of
water in the water manaoement area.
3. Neighborhood Center Subdistrict - Recognizing the need to provide basic goods, services
and amenities to Estates residents, Neighborhood Center have been designated on the Golden
3
Agenda Item 4B
Gate Area Future Land Use Map. The Neighborhood Center designation does not guarantee
that commercial zoning will be granted. The designation only provides the opportunity to
request commercial zoning.
a) The Collier County Land Development Code shall be amended to provide rural design
criteria to regulate all new commercial development within Neighborhood Centers.
b) Locations
Neighborhood Centers are located along major roadways and are distributed within Golden
Gate Estates according to commercial demand estimates (See Map 9). The centers are
designed to concentrate all new commercial zoning, and conditional uses, as allowed in the
Estates Zoning District, in locations where traffic impacts can be readily accommodated and to
avoid strip and disorganized patterns of commercial and conditional use development. Four
Neighborhood Centers are established as follows:
. Wilson Boulevard and Golden Gate Boulevard Center.
This center consists of all four three quadrants at the intersection of Wilson and Golden
Gate Boulevards (See Map 10). The NE and SE quadrants of the Center consist of
Tract 1 and 2, Tract 17, Unit 13 and the western half of Tract 18, Unit 13 Golden Gate
Estates. The NE quadrant of Wilson and Golden Gate Boulevards is approximately 8.45
acres. The parcels within the NE quadrant shall be interconnected and share access to
Golden Gate Boulevard and Wilson Boulevard to minimize connections to these two
major roadways. The SE quadrant of Wilson and Golden Gate Boulevards is 7.15 acres,
allows 5.00 acres of commercial development, and allocates 2.15 acres to project
buffering and right-of-way for Golden Gate Boulevard and Wilson Boulevard. The NW
quadrant of the Center is approximatoly 4 .gg acres in size ami consists of Tract 144,
Unit 11 of Golden Gato Estates. The SW quadrant of the Center is approximately 4.86
acres in size and consists of Tract 125, Unit 12 of Golden Gate Estates.
*********************************************************************************************************
PURPOSE/DESCRIPTION OF PROJECT:
The petitioners are requesting approval for a new commercial subdistrict, consisting of up to
225,000 square feet of gross leasable floor area of General Commercial (C-4) zoning district
uses of the Collier County Land Development Code on 40.6:t acres.
SURROUNDING LAND USE. ZONING AND FUTURE LAND USE DESIGNATION:
Subiect Site:
. The subject project boundary includes the following Tracts within Unit 11, Golden Gate
Estates. All tracts are zoned E, Estates and are within a Special Treatment (Wellfield)
Overlay (STIW).
Tract 106 (s. 180 ft.): The subject site is developed with a single-family home and is
designated Estates - Mixed Use District, Residential Estates Subdistrict. The site is
located on a local roadway - 3'd Street NW.
Tract 107 (w. 105 ft.): The subject site is developed with a single-family home and is
designated Estates - Mixed Use District, Residential Estates Subdistrict. The site is
located on a rural major collector roadway - Golden Gate Boulevard, and a local
roadway - 3'd Street NW.
4
Agenda Item 4B
Tract 107 (e. 75 ft. of w. 180 ft.): The subject site is undeveloped and is designated
Estates - Mixed Use District, Residential Estates Subdistrict. The site is located on a
rural major collector roadway - Golden Gate Boulevard.
Tract 107 (e. 150 ft.): The subject site is undeveloped and is designated Estates -
Mixed Use District, Residential Estates Subdistrict. The site is located on a rural major
collector roadway - Golden Gate Boulevard.
Tract 108 (w. 180 ft.): The subject site is developed with a single-family home and is
designated Estates - Mixed Use District, Residential Estates Subdistrict. The site is
located on a rural major collector roadway - Golden Gate Boulevard.
Tract 108 (e. 150 ft.): The subject site is developed with a single-family home and is
designated Estates - Mixed Use District, Residential Estates Subdistrict. The site is
located on a rural major collector roadway - Golden Gate Boulevard.
Tract 109 (w. 105 ft.): The subject site is developed with a single-family home and is
designated Estates - Mixed Use District, Residential Estates Subdistrict. The site is
located on a rural major collector roadway - Golden Gate Boulevard.
Tract 109 (e. 75 ft. of w. 180 ft.): The subject site is developed with a single-family
home and is designated Estates - Mixed Use District, Residential Estates Subdistrict.
The site is located on a rural major collector roadway - Golden Gate Boulevard.
Tract 109 (e.150 ft.): The subject site is developed with a single-family home and is
designated Estates - Mixed Use District, Residential Estates Subdistrict. The site is
located on a rural major collector roadway - Golden Gate Boulevard.
Tract 110 (w. 150 ft.): The subject site is undeveloped and is designated Estates -
Mixed Use District, Residential Estates Subdistrict. The site is located on a rural major
collector roadway - Golden Gate Boulevard.
Tract 110 (e. 180 ft.): The subject site is undeveloped and is designated Estates -
Mixed Use District, Residential Estates Subdistrict. The site is located on a rural major
collector roadway - Golden Gate Boulevard and a local roadway - 1 st Street NW.
Tract 111 (s. 180 ft): The subject site is undeveloped and is designated Estates - Mixed
Use District, Residential Estates Subdistrict. The site is located on a local roadway _ 1st
Street NW.
Tract 111 (s. 75 ft. of n. 150 ft.): The subject site is developed with a single-family
home and is designated Estates - Mixed Use District, Residential Estates Subdistrict.
The site is located on a local roadway - 1st Street NW.
Tract 142 (s. 180 ft.): The subject site is developed with a single-family home and is
designated Estates - Mixed Use District, Residential Estates Subdistrict. The site is
located on a rural minor collector roadway - Wilson Boulevard. (The subject site may be
eligible for transitional conditional uses, as provided in the Conditional Uses Subdistrict
of the GGAMP.)
Tract 143: The subject site is undeveloped and is designated Estates - Mixed Use
District, Residential Estates Subdistrict. The site is located on a rural major collector
5
Agenda Item 4B
roadway - Golden Gate Boulevard. (The subject site may be eligible for transitional
conditional uses, as provided in the Conditional Uses Subdistrict of the GGAMP.)
Tract 144: The subject site is undeveloped and is designated Estates - Mixed Use
District, Neighborhood Center Subdistrict. The site is located on a rural major collector
roadway - Golden Gate Boulevard, and a rural minor collector roadway - Wilson
Boulevard. (The subject site may be eligible for commercial development consistent with
the C-1 through C-3 zoning districts of the Land Development Code, subject to criteria in
the GGAMP.)
SurroundinQ Lands:
. North:
. South:
. West:
. East:
Developed (except north of Tract 111 - undeveloped), single-family homes;
zoned E, Estates; and designated Estates (Mixed Use District, Residential
Estates Subdistrict) on the GGAMP Future Land Use Map.
Across Golden Gate Boulevard, developed single-family homes and
undeveloped tracts, zoned E, Estates and designated Estates (Mixed Use
District, Residential Estates Subdistrict) on the GGAMP Future Land Use Map;
and an undeveloped tract, zoned PUD (Snowy Egret Plaza) and undeveloped
tracts, zoned E, Estates and designated Estates (Mixed Use District,
Neighborhood Center Subdistrict) on the GGAMP Future Land Use Map.
Developed, single-family homes; zoned E, Estates; and designated Estates
(Mixed Use District, Residential Estates Subdistrict) on the GGAMP Future Land
Use Map.
Across Wilson Boulevard, undeveloped tract, zoned E, Estates and designated
Estates (Mixed Use District, Residential Estates Subdistrict) on the GGAMP
Future Land Use Map; and a developed tract, zoned C-2, and two undeveloped
tracts, zoned E, Estates and designated Estates (Mixed Use District,
Neighborhood Center Subdistrict) on the GGAMP Future Land Use Map.
STAFF ANALYSIS:
Comorehensive Plan Amendment data and analvsis requirement:
Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government
Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land
Development Regulations and Determinations of Compliance" sets forth the minimum data and
analysis requirement for comprehensive plan amendments. More specifically, Section 9J-5.005
"General Requirements" delineates criteria for plan amendments in sub-section 9J-5.005 (2)
"Data and Analysis Requirements."
Sub-section 9J-5.005(2) states in part that "All goals, objectives, standards, findings and
conclusions within the comprehensive plan and its support documents, and within plan
amendments and its support documents, shall be based upon relevant and appropriate data
and analysis applicable to each element. To be based upon 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. . . the Department will
review each comprehensive plan [amendment] for the purpose of determining whether the plan
Ii
Agenda Item 4B
[amendment] is based on data and analyses described in this Chapter and whether data were
collected and applied in a professionally acceptable manner."
It is incumbent upon all applicants requesting comprehensive plan amendments to provide
supporting data and analyses in conjunction with any relevant support documents. It is not the
responsibility of Collier County staff to generate data and analysis for the applicant, although it
is staff's responsibility to identify any shortcomings in the data and analyses during the
consistency review process and to request additional information that is deemed essential in the
review of the submitted request for a plan amendment. Any outstanding deficiencies with
respect to data and analyses that may remain at the time of any requisite public hearing are the
responsibility of the applicant. A detailed synopsis of the adequacy of the data and analysis
for the subject plan amendment is set forth with specificity below.
Backaround. Considerations and Aoorooriateness of Chanae:
. Commercial opportunities within Golden Gate Estates:
In 1991, the Golden Gate Area Master Plan was adopted and incorporated into the county's
Grow1h Management Plan. The Plan established locational criteria limiting commercial
development in the Estates designation to the Estates Neighborhood Centers, site-specific
commercial subdistricts, and already existing commercially zoned lands.
. Estates Neighborhood Centers:
The Estates Neighborhood Centers were established as a means to direct new commercial
development to areas where traffic impacts could be readily accommodated. These Centers
were originally located at Pine Ridge and C.R. 951, Golden Gate and Wilson Boulevards,
Golden Gate and Everglades Boulevards, and Immokalee Road and Everglades Boulevard,
along major roadways and distributed according to projected commercial demand in the
Estates.
In 1992, the Board of County Commissioners denied a commercial rezone petition at the
Golden Gate and Everglades Boulevard Neighborhood Center and directed staff to remove
all Neighborhood Centers east of C.R. 951, stating the commercial centers were premature.
Those centers were removed in 1993. In 1996, the Neighborhood Center concept was
reevaluated as part of the Evaluation and Appraisal review, required by the State. As a
result, the neighborhood centers at Golden Gate and Wilson Boulevards and Immokalee Rd.
and Everglades Boulevard were reinstated in 1997 as future centers on the GGAMP Future
Land Use Map.
In 2002, the GGAMP Restudy Committee was formed by the Board of County
Commissioners and authorized, in part, to study the commercial land use needs of the
Golden Gate Estates community. County staff worked closely with the Committee and
community to identify appropriate areas to locate new commercial development within the
Estates. The Committee recommendations to the BCC included added provisions for the
expansion and creation of Neighborhood Centers within the Estates. The Board of County
Commissioners subsequently adopted amendments to the GGAMP and Future Land Use
Map and map series in 2003 to include the recommended expansions and new
neighborhood centers (in effect, neighborhood centers were reestablished at their original
locations but some were increased in size).
7
Agenda Item 4B
. Development patterns in the Neighborhood Centers east of Collier Boulevard:
Wilson Boulevard and Golden Gate Boulevard Center
NE quadrant:
Total size is approximately 8.45 acres - Partially DEVELOPED (Approximately
2.65 acres are developed with 8,113 sq. ft. of convenience commerciaL)
NW quadrant:
Total size is approximately 4.98 acres - UNDEVELOPED (Project Site)
SE quadrant:
Total size is approximately 7.15 acres (5.00 acs. commercial & 2.15 acs.
buffering and r-o-w) - Partially DEVELOPED (Wilson Boulevard Shopping Center
- approved for 42,000 sq. ft. of commercial development. Approximately 18,000
commercial sq. ft. under construction - SDP-2003-4986)
SW quadrant:
Total size is approximately 11.78 acres - UNDEVELOPED (SDP approval
pending on 4.19 acres for a 16,550 sq. ft. Walgreens store - SDP -2007-11368
and Growth Management Plan amendment CP-2005-2 approved in 2007 for
office, medical office and medical related uses.)
Everolades Boulevard and Golden Gate Boulevard Center
NE quadrant:
Total size is approximately 5.46 acres - UNDEVELOPED
NW quadrant:
Total size is approximately 5.46 acres - UNDEVELOPED (Proposed commercial
development presently under county staff review -Fakahatchee Plaza, PUDZ-
2007 -AR-11398)
SE quadrant:
Total size is approximately 5.46 acres - UNDEVELOPED
SW quadrant:
Total size is approximately 5.46 acres - UNDEVELOPED
Immokalee Rd. and Everolades Boulevard Center
SE quadrant:
Total size is approximately 9.20 acres - UNDEVELOPED
SW quadrant:
Total size is approximately 5.15 acres- UNDEVELOPED
. Future commercial development not located within an Estates Neighborhood Center,
projected to serve portions of the Estates:
Orange Tree PUD:
Approximately 22 acres within the Planned Unit Development are allocated for up to
309,000 square feet of commercial development, located in Sections 22 and 23,
Township 48 South, Range 27 East. This PUD is located approximately 4 road miles
from the proposed project site (refer to map on page 10).
Orange Blossom Ranch PUD:
8
Agenda Item 4B
Approximately 44 acres within the Planned Unit Development are allocated for up to
200,000 square feet of commercial development, located in Section 13, Township 48
South, Range 27 East. This PUD is located approximately 5.50 road miles from the
proposed project site (refer to map on page 10).
Big Cypress Development of Regional Impact (DRI)/Stewardship Receiving Area (SRA) -
pending:
Approximately 564 acres (includes approximately 494,080 sq. ft. light industrial) within
the DRI are allocated for up to 987,188 square feet of retail/service commercial and
664,395 square feet of office development, located in Sections 10, 14 and 27,
Township 48 South, Range 28 East. This DRI is located approximately 6 road miles
from the proposed project site (refer to map on page 10).
Rural Villages - potential (allowed):
Two Rural Villages ranging in size from 300 to 1,500-acres are permitted on the
Receiving Lands north and south of the proposed project location (refer to map
below). A Rural Village development must include a Village Center and may also
include several Neighborhood Centers. A 300+ acre (calculation doesn't include
Greenbelt Area) Rural Village will yield a 30-acre Village Center with approximately
90,000 sq. ft. of commercial development. Neighborhood Centers within the same
Rural Village may consist of a 1.50-acre Center with approximately 5,1 OO-sq. ft. of
commercial development. A 1,500-acre Rural Village will yield a 150-acre Village
Center with approximately 450,000-sq. ft. of commercial development. Neighborhood
Centers within the same Rural Village may consist of 7.50 acres each with
approximately 25,500-sq. ft. of commercial development within each center. The
Receiving Lands range in distance from approximately 1.50 to 6 road miles from the
proposed project site (refer to map on page 10).
9
Agenda Item 4B
LEGEND
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Future commercial development outside of Golden Gate Estates - as part of Rural Village
(allowed), SRA (pending) and PUD development (zoned) - will meet some of the projected
commercial demand in the Estates area.
. Golden Gate Area Master Plan - Goals, Objectives and Policies:
Goal 3: Provide for basic commercial services for purposes of serving the rural needs of
Golden Gate Estates residents, shortening vehicle trips, and preserving rural
character.
Goal 5: Future development within Golden Gate Estates will balance the desire by
residents for urban amenities with the preservation of the area's rural character...
The above goals and their related objectives and policies found in the GGAMP demonstrate
the community's desire to maintain the rural character of the Estates while providing for the
basic commercial needs of its growing population. The proposed expansion and
commercial intensification of the Neighborhood Center quadrant to 40+ acres, consistent
with acreage and commercial intensities found in the county's urban activity centers, will
most likely alter the rural character of the area.
10
Agenda Item 4B
. Justification for the proposed amendment and commercial demand analysis (refer to
Exhibit C) as provided by the agent:
The Commercial Needs Analysis was prepared by Fishkind & Associates, Inc. The analysis
evaluated commercial supply and demand characteristics within a 20-minute drive time,
described in the study as a neighborhood/community serving market. The market area
generally includes much of the Estates designated areas east of 951 and the Rural
Settlement Area (aka Orange Tree), as well as Agricultural/Rural and Urban designated
lands (refer to map below).
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Neighborhood and Commercial Markets are defined in the Commercial Needs Analysis as
follows:
Neiahborhood: A neighborhood center's typical size is about 60,000 square feet of gross
leasable area, but in practice, it may range from 30,000 to 100,000 or more
square feet. Neighborhood centers sell convenience goods, groceries and
personal services to the immediate neighborhood community. The typical
market area for a neighborhood center is a 10-minute drive time.
Communitv: A community center's typical size is about 150,000 square feet of gross
leasable area, but in practice, it may range from 100,000 to 500,000 or more
square feet. Community centers sell a wider range of products that include
apparel, hardware and appliances. The typical market area for a community
retail center is a 20-minute drive time. (Centers that fit the general profile of
11
Agenda Item 4B
a community center but contain more than 250,000 square feet are
classified as super community centers.)
In addition to the 20-minute drive time market area established for the proposed project, the
consultant also analyzed office space demand within 2-miles of the subject site. The
findings of the study are as follows:
. Demand for commercial space in the 20-minute drive time market was based on
population estimates and projections of 36,194 persons in 2007 to 96,516 persons in
2030; household estimates and projections of 13,107 households in 2007 to 38,732
households in 2030; and market retail demand estimates and projections of 904,763 sq.
ft. in 2007 to 1,734.485 sq. ft. in 2030; and supply estimates and projections of
2,146,843 sq. ft. in 2030.
The study concludes that although the projected commercial sq. ft. supply is greater than
projected demand throughout the years studied, the ratio of the total supply of land
designated for commercial use compared to the total demand for commerciai lands falls
below the desired *allocation ratio of 2.00 in year 2010. Further, the study concludes
that by adding the proposed project's commercial sq. ft. (165,000) to the market area,
the allocation ratio supply/demand would increase from 1.43 in 2020 to 1.54 and 1.24 in
2020 to 1.33 in 2030.
. Demand for new office acreage within the 2-mile market area was based on the demand
for new office space in the county, a per capita office figure of 10.47, as well as an
implied need for office acreage within the 2-mile market. The analysis focused on
historical population estimates and projections of 1,532 persons in 1990 to 7,109
persons in 2010 and historical office demand and supply of 16,040 sq. ft. demand in
1990 to 74.431 sq. ft. demand in 2010 and a supply of 67,963 sq. ft. in 2010.
The study concludes that there is an immediate need for office uses in the 2-mile market
surrounding the project. Further, the addition of the project's proposed 60,000 sq. ft. of
office space within the 2-mile market would raise the *allocation ratio (supply/demand) to
1.72 by 2010.
(* Note: The allocation ratio measures the amount of additional acreage required in
relation to the directly utilized acreage to assure proper market functioning in the sale,
usage and allocation of land.)
Staff's comments concerning commercial demand and inventory:
. The Estates designated area east of 951 is characteristically different from other areas
of the county. Due to its semi-rural character, limited road network and the community's
desire to limit commercial development, staff believes that a 1 O-minute drive time
analysis (preferred method) or a 3-mile radial study to determine the neighborhood
commercial market area may have been a more appropriate method to better evaluate
the speCific commercial needs of the Estates residents, consistent with the Goals,
Objectives and Policies in the GGAMP.
According to the Urban Land Institute (ULI), a neighborhood commercial center will
generally support commercial development ranging from 30,000 - 100,000 sq. ft.; serve
approximately 2,500 to 40,000 people; and have a leading tenant of either a
supermarket or drugstore.
12
Agenda Item 4B
Staff generally evaluated developed and undeveloped Estates tracts within a 3-mile
radius of the subject site and determined there were approximately 5,746 residential
tracts - 3,714 developed and 2,032 undeveloped. Further, staff evaluated the existing
commercial development and potential commercial acreage within the Golden Gate
Boulevard and Wilson Boulevard Neighborhood Center and determined, based on
county data, that there is approximately 66,663 sq. ft. of commercial uses approved,
pending, developed or under construction and 18.37 acres undeveloped (figure doesn't
include SE quadrant).
. It should be noted that the agent provided a "Fact Sheet" to attendees at the
Neighborhood Information Meeting that included a proposed market area as "roughly a
three-mile circle around the site," inconsistent with the submitted Commercial Needs
Analysis.
EnvironmentallmDacts:
The environmental report prepared by Collier Environmental Consultants and submitted with
this petition, dated April 2006 and amended January 2008, indicates the following:
. The project site includes single family homes; a pump station; palmetto; pine flat woods;
cabbage palms; cypress canopy with brazilian pepper; and drained pine, cypress and
cabbage palm. Several endangered plant species of Tillandsia were found on the site as
well as other species listed by government agencies. The soils found on site are listed as
Pineda, Limestone Substratum and Boca fine sand.
. The listed species survey conducted on site concluded that there were no listed species
found foraging or nesting, and there were no signs of gopher tortoises, red cockaded
woodpeckers, big cypress fox squirrels, Florida panther or Florida black bear. Non-listed
species observed include songbirds and gray squirrels, and evidence of raccoons, rabbits
and other small mammals were visible.
Environmental Specialists with the Collier County Environmental Services Dept. reviewed the
environmental report and provided the following comments:
. No special environmental concerns are associated with the establishment of the Subdistrict
on the subject site. Native vegetation preservation requirements will be specifically
addressed during subsequent development order review (rezone and/or site development
plan.)
Historical and Archeological Impacts:
. The Florida Master Site File lists no previously recorded archeological sites within the
project acreage. However, the Florida Dept. of State, Division of Historical Resources
cautions the property owner that sites may contain unrecorded archaeological resources,
particularly if the project acreage includes areas formerly made up of tropical hardwood
hammocks. Further, the Department suggests that a historic resource survey be conducted
on the site to ensure no archeological resources are present. This site is not identified on
the County's Historical and Archeological Probability maps.
13
Agenda Item 4B
Traffic Impacts and GMP Consistencv:
. Traffic Impacts:
Assuming 225,000 square feet (60,000 sq. ft. of general office and 165,000 sq. ft. shopping
center) of commercial development, the ITE Trip Generation Handbook indicates that
approximately 1,353 peak hour trips would be generated for a LU# 820 Shopping Center
and LU# 710 General Office Building; 336 AM Peak Hour and 1,017 PM Peak Hour.
Conversely, if sixteen single residential units were constructed on existing project acreage,
approximately thirty-two peak hour trips would be generated.
. Consistency with the Growth Management Plan (GMP):
The proposed project is inconsistent with policy 5.1 of the Transportation Element of the
GMP. The roadway network adjacent to the project site does not have sufficient capacity to
accommodate the project throughout the five-year planning period. Additionally, multiple
failures are projected within this same planning period on the links impacted by this
proposed amendment.
Transportation Planning staff can support the proposed project and recommend to the BCC
that the petition is consistent with the Transportation Element, if the applicant provides
adequate mitigation. The following mitigation and conditions have been proposed by staff:
1. The applicant shall donate to the County, at no cost and within 120 days of a written
request from the County, right-of-way for Golden Gate Boulevard expansion and right-of-
way for the Wilson Boulevard expansion;
2. The applicant shall pay its fair share for the intersection improvements at Wilson
Boulevard and Golden Gate Boulevard within 90 days of County request for
reimbursement;
3. The applicant will be limited to 100,000 square feet of development until the completion
of the intersection of Collier Boulevard and Golden Gate Boulevard and completion of
the intersection of Wilson Boulevard and Golden Gate Boulevard. However, the
applicant must CO a grocery store as part of this 100,000 square feet and the grocery
store must be the first CO issued; and,
4. The applicant must agree to hold COs for the remainder of the project until the
intersection of Collier Boulevard and Golden Gate Boulevard and the intersection of
Wilson Boulevard and Golden Gate Boulevard are completed.
Public Facilities Impacts:
. Water and Wastewater: The subject property is not located within the Collier County Water
and Sewer District boundary. Development of the property will require installation of a
potable well and private sector package sanitary sewer or septic treatment system,
permitted consistent with the applicable provisions of the GMP, LDC and other jurisdictional
agencies including FDEP and SFWMD.
Additionally, the proposed project site is located within the zone of the Collier County
Golden Gate Tamiami Wellfield; compliance with all rules and regulations to protect the
wellfield will be required.
14
Agenda Item 4B
. Solid Waste: The service provider is Collier County Solid Waste Management. The 2007
AUIR identifies that the County has sufficient landfill capacity up to the year 2031 for the
required lined cell capacity. The project's anticipated build-out is projected in 2011.
. Drainage: The subject property is located in Flood Zone D. Future development is expected
to comply with the SFWMD and/or Collier County rules and regulations that assure
controlled accommodation of storm water events by both on-site and off-site improvements.
. Schools, Libraries, Parks and Recreational Facilities: The application does not propose an
increase in residential density; therefore, no additional demand for services is anticipated.
. EMS, Fire, Police and County Jail: The subject project is located within the Golden Gate Fire
Control and Rescue District. The nearest fire station and EMS services are located
approximately four miles from the subject site and sheriff substation is located approximately
ten miles from the site. The proposed Subdistrict is anticipated to have minimal impacts on
safety services and jail facilities.
NEIGHBORHOOD INFORMATION MEETING INIMl NOTES:
The Neighborhood Information Meeting (NIM) was held on February 26, 2008, after the
applicanVagent duly noticed and advertised the meeting, as required by the Collier County Land
Development Code.
Approximately 150+ people attended the NIM, held at Oakridge Middle School, located at 151
Collier Boulevard.
The following is a synopsis of the meeting:
. A project "Fact Sheet" was provided to attendees by the agents (copy attached). The County
staff planner gave a brief explanation of the GMPA process, including public hearing dates,
and the agents discussed the proposed project in its entirety.
Individuals spoke about the following: (There was a mix of residents at the meeting
opposed to, and in favor of, the project.)
. Traffic impacts and circulation - concerns about access, median cuts, excess traffic, truck
traffic on local roads, turn lanes, u-turns, etc.
. Commercial demand - requests for grocery store use, burdensome to travel to urban area for
groceries and other services/need for commercial uses in Golden Gate Estates, and need
competition for same goods and services in the Estates area.
. Estates rural character - maintain quiet rural setting/moved to Golden Gate Estates to be
away from intense development, proposed commercial intensity would change the character
of the Estates, commercial project would be the first of many more to come, and no additional
need for commercial development in the area.
. Well and Septic - concerns about well contamination and possible odor from a package
plant, if proposed on the project site.
. Project impacts - concerns about lighting, drainage, height of buildings, buffering adjacent to
residential homes, adverse impacts on property values, and children's safety at bus stops.
The meeting began at approximately 5:40 p.m. and concluded at approximately 8:10 p.m.
[Synopsis prepared by M. Mosca, Principal Planner]
15
Agenda Item 4B
FINDING AND CONCLUSIONS:
. The proposed acreage and commercial intensity of the subject project is inconsistent with
certain Goals, Objectives and Policies (Gaps) contained within the Golden Gate Area
Master Plan (GGAMP).
. The intensity and scale of the proposed project appears to be consistent with an Urban
Activity Center quadrant rather than a semi-rural/rural commercial neighborhood center,
intended to serve the basic shopping needs of area residents.
. The petitioner did not provide new information or evaluate changed conditions in the
Estates, since the GGAMP Restudy Committee's review in 2002, to substantiate the need
for the project and its proposed location.
. Based on the commercial market study, it appears that the proposed development will
encourage some urban area residents to drive to the Estates for shopping and other
services, contrary to stated Gaps in the GGAMP.
. The established markeUservice area for the proposed project includes portions of the
Estates, Agricultural/Rural, and Urban designated lands, and the Rural Settlement Area
(Orange Tree) that appear to be served, or will be served in the future, by commercial
development proximate to those areas.
. Public facility impacts and commercial demand was evaluated based on an office (60,000
sq. ft.) and shopping center (165,000 sq. ft.) mix. However, the proposed subdistrict text
doesn't reflect the square footage allocations for these specific land use categories.
. The proposed Subdistrict is inconsistent with the intent of the Estates designation (Mixed
Use District, Residential and Neighborhood Center Subdistricts). New requests for
commercial development should occur first within the designated Estates Neighborhood
Centers.
. Approval of this amendment may result in nearby properties seeking approvals for additional
commercial acreage.
. Approval of the proposed Subdistrict circumvents the master planning process and limits
public involvement.
. Approval of this request to add 225,000 square feet of commercial uses at the subject
location is not consistent with policy 5.1 of the Transportation Element of the Growth
Management Plan, unless mitigation is agreed to by the applicant and approved by the
Board of County Commissioners.
. The East of County Road 951 Study is well underway. The Study will provide elected
officials and County staff with an area-wide assessment of land use needs, including
commercial square feet. Until complete, expansions to existing neighborhood center
boundaries or proposals for new Neighborhood Centers/commercial subdistricts within the
Estates designation should be discouraged.
LEGAL CONSIDERATIONS:
This Staff Report has been reviewed and approved by the County Attorney's office.
16
Agenda Item 4B
STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission
forward Petition CP-2006-2 to the Board of County Commissioners with a recommendation to
not transmit to the Florida Department of Community Affairs.
However, should the CCPC choose to recommend transmittal, staff recommends the following
listed changes in order to maintain consistency and harmony with the GGAMP and revisions
to the proposed subdistrict text (single underline text is added, as proposed by petitioner;
double underline text is added, as proposed by staff; double stril\B tRr€l~!lR text is deleted, as
proposed by staff):
1. Amending Policy 1.1.2 of the Estates - Commercial District to add the Estates Shopping
Center Subdistrict;
2. Amending the Estates - Commercial District to add the Estates Shopping Center
Subdistrict;
3. Creating a new GGAMP Future Land Use Map series map depicting the new Subdistict,
and amending the GGAMP Future Land Use Map to add the new Subdistrict.
4. Amending the Estates - Mixed Use District, Neighborhood Center Subdistrict to remove
the northwest quadrant of the Neighborhood Center located at Golden Gate and Wilson
Boulevards (~ 4.98 acres); and
5. Amending the GGAMP Future Land Use Map series, specifically the Golden Gate
Estates Neighborhood Centers map and Wilson Boulevard/Golden Gate Boulevard
Center map, to remove the northwest quadrant of the Neighborhood Center located at
Golden Gate and Wilson Boulevards.
6. Add any necessary mitigation requirements for traffic impacts.
B. Estates. Commercial District
6. Estates shoppinQ Center Subdistrict
[new text, page 38]
Recoanizina the need to provide for centrallv located basic aoods and services within Northern
Golden Gate Estates, the Estates Shoppina Center Subdistrict has been desianated on the
Golden Gate Area Future Land Use Map.
Location. The NW corner of Golden Gate Boulevard and Wilson Boulevard westward to 3'"
Street NW and extendina northward to include the southern 180 feet of Tracts 142, and 106 of
Unit 11. and the southern 255 feet of Tract 111 of Unit 11 of Golden Gate Estates, totalina
approximately 41 acres, 8S SR€l',VA iA 1!1IRiliit A~
Intent. The Estates Shoppina Center Subdistrict is intended to provide convenient shoppina.
personal services and emplovment for the central areas of Golden Gate Estates. This
Subdistrict will provide convenient shoppina and service opportunitieST, therebv, reducina drivina
distances for residents. assistina in minimizina the road network reauired. and reducina traffic
impacts in this area of Collier Countv.
Development intensitv for commercial land uses shall be limited to 225,000 sauare feet of aross
leasable floor area. The proiect shall include a orocerv use which shall be constructed and a
Certificate of Occupancv issued prior to development of other commercial uses on the site.
The intensitv of commercial development will shall be 8€lF1sistBF1t witR tRB tJJlBS sf limited to land
17
Agenda Item 4B
uses IiHlFmittS8 allowed by rioht and 86 by conditional use in the C 1. CSRsrsl CliRH"Sfliisl C-1
throuoh C-3 zonino districts of the Land Develooment Code Ordinance No 04-41 as amended.
\!'JitR tRs SI(liSlltiliR lif s llrSSSI>,' !lISS, FINo individual user may exceed 30.000 souare feet of
buildino area with the exceDtion of a arocerv store.
Development of these lands for other than the land uses permitted by the Estates Zonino
District sRslI rS~\jirs are encouraaed to be a=rezoned to Planned Unit Development (PUD1.
which must contain development standards to ensure that all commercial uses will be
compatible with neiohborino residential uses.
Development standards, includino permitted uses and setbacks for principal buildinos, shall be
established at the time of PUD rezonino. Develooment on the south 180 feet of Tract 142 Unit
11 shall be limited to water manaoement and veaetative buffers A minimum twenty-five (251
feet wide landscape buffer must be provided adiacent to external riohts-of-way.
Proiects directly abuttino residential propertv (propertv zoned E-Estates and without an
approved conditional usel shall provide. at a minimum, a seventv-five (751 feet wide buffer in
which no parkino uses are permitted. Twenty-five (25) feet of the width of the buffer alono the
developed area shall be a landscape buffer. A minimum of fiftv (501 feet of the buffer width shall
consist of retained native veoetation and must be consistent with subsection 3.05.07.H of the
Collier countv Land Development Code (LDC1. The native veoetation retention area mav
consist of a perimeter berm and be used for water manaoement detention. Any newly
constructed berm shall be reveoetated to meet subsection 3.05.07H of the LDC (native
veoetation replantino reouirements. Additionally, in order to be considered for approval. use of
the native veoetation retention area for water manaoement purposes shall meet the followino
criteria:
a. There shall be no adverse impacts to the native veoetation beino retained. The
additional water directed to this area shall not increase the annual hydro-period unless it
is proven that such would have no adverse impact to the existino veoetation.
b. If the proiect re~uires permittino bv the South Florida Water Manaoement District. the
proiect shall provide a letter or official document from the District indicatino that the
native veoetation within the retention area will not have to be removed to complv with
water manaoement re~uirement. If the District cannot or will not supplv such a letter,
then the native veoetation retention area shall not be used for water manaoement.
c. If the proiect is reviewed by Collier County, the Countv enoineer shall provide evidence
that no removal of native veoetation is necessarY to facilitate the necessarY storaoe of
water in the water manaoement area.
[Place holder text - Insert traffic mitioation reouirementsl
A SECOND ALTERNATIVE, preferred by staff, is to simply expand the existing Neighborhood
Center to encompass 13.42 acres (Tract 143,144, and S. 180 of Tract 142); add the
requirement to develop grocery store use; limitation of 100,000 sq. ft. total and 30,000 sq. ft. cap
for non-grocery uses; add limitation of buffer and water management use only for S. 180 of
Tract 142; and, add any necessary traffic impact mitigation requirements.
18
PREPARED BY:
//"
/
/
MOSCA,
COMPREHENSIVE
, RINCIPAl PLANNER
NNING DEPARTMENT
'-
REVIEWED BY:
.1) ?'~ [1/ ~~--
DAVID WEEKS, AICP, PLANNING MANAGER
COMPREHENSIVE PLANNING DEPARTMENT
R~~ t1
RANDAll COHEN, ICP, DIRECTOR
COMPREHENSIVE PLANNING DEPARTMENT
REVIEWED BY:
APPROVED BY:
-'tI _ --
R::
J SEPH K. SCHMITT, ADMINISTRATOR
. COMMUNITY DEVELOPMENT &
~ ENVIRONMENTAL SERVICES DIVISION
COLLIER COUNTY PLANNING COMMISSION:
MARK P. STRAIN, CHAIRMAN
Petition No: CP-2006-2
Staff Report for the March 17, 2008 CCPC Meeting
DATE:
DATE:
DATE:
Agenda Item 4B
S c, L;f"
] It!)?
J /6/0?i
DATE: 3/ Cc/C8
I
DATE: ...E.~!o g"
,
Note: This petition has been scheduled for the April 15, 2008, BCC Meeting.
ESTATES SHOPPING CENTER
FACTSHEET
Vision
To create a neighborhood center that responds to the needs of area residents and creates a community
gathering place in a convenient, pleasant and safe environment.
Description
Lowtion: Northwest corner of GoJdenGate Boulevard West and Wilson Boulevard North to 3'"
St.NW
Total Acreage: app. 40 acres
Anticipoted uses: grocery store, banks, a variety of restaurants, offices, general retail uses,
video store, drugstore, pet supply, veterinarian, hardware store, adult or child day care, more
Projected total footprint: app. 225,000 square feet
Setback: proposed minimum 75' setback from residences
Ownership: Crown Management Services, lLC, Pittsburgh, PA
Market Area
Geography: roughly three-mile circle around site
Number of Households: app. 5,000
Existing Shopping Centers: Collier Blvd. at Vanderbilt Beach Road (Sweetbay); Immokalee Road
at Collier Blvd. (Publix)
Community Input
Neighborhood Focus Groups: small group meetings with area residents -11/07
Neighbor Meeting: briefing for adjacent neighbors -1/08
Cil/lc Association MeetIng: briefing for Golden Gate Estates Assn. _ 1/08
Survey: mail survey of all households in market area _ 1-2/08
Neighborhood Announced Meeting # 1: presentation of Comprehensive Plan transmittal_
tentatively scheduled for 2/27/08, 5:30 pm, Oak Ridge Middle School
Fathom IntelViews: one-on-one interviews to assist in center design
Additional Neighborhood Announced Meetings: for Growth Management Plan and zoning
submissions - as needed
Process and TIming
Transmittal Hearing for proposed Comprehensille Plan amendment to Collier County:
March/April '08
Response from Rorlda Department of Community Affairs: late summer '08
County Adoption Hearing for proposed Growth Management Plan amendment: fall '08
Submission of proposed re-zoning application: fall '08
County consideration of proposed re-zonlng: summer-fail '09
Proposed Construction start: summer '10
Praposed Center opening: early '11
Contacts:
Property and leasing: Jay Bishop 239-450-8098
Media: Dolly Roberts 239-261-6800
2/25/08
Golden Gate Estates Neighborhood Center
Proposed Growth Management Plan Text Summary
The developer of the proposed neighborhood center will ask for a recommendation of approval
from the Collier County Planning Commission and approval by the Board of Commissioners to forward
for review by the Florida Department of Community Affairs a proposed change to the County's Growth
Management Plan. After the review by DCA, the Plan will again be reviewed for possible
recommendation of approval by the County Planning Commission and approval by the Board of County
Commissioners. The Growth Management Plan Amendment is a more general document that describes
the potential uses on the property and the maximum potential development that can occur. In some
cases, such as this case, some development standards are included in the Amendment. A Growth
Management Plan Amendment is distinguished from a zoning approval which contains the project
details.
If the Growth Management Plan Amendment is approved by the Board of County
Commissioners, the developer must then submit a specific detailed development plan as part of the
Planned Unit Development (PUD) zoning review. That action will again be reviewed by the Planning
Commission with the Board of County Commissioners having approval authority. The Planned Unit
Development zoning document is a very detailed document which includes a development master plan
and will list the specific uses on the property, building setbacks, building height, hours of operation,
landscaping requirements and project phasing.
Following is a summary of the proposed Growth Management Plan amendment to establish an
"Estates Shopping Center Subdistrict":
Location: "The NW Corner of Golden Gate Boulevard and Wilson Boulevard."totaling
approximately 40 acres..."
Intent: "...to provide convenient shopping, personal services and employment for the
central areas of northern Golden Gate Estates...and reducing traffic impacts in this area of
Collier County."
Deve/opment intensity: "...Iimited to 225,000 square feet of gross leasable floor area...with
the types of land uses permitted by right and as conditional use in the C-4, General
Commercial zoning district. With the exception of a grocery use, no individual user may
exceed 30,000 square feet of building area."
Development requirement: "...shall require a rezone to Planned Unit Development (PUD)
which must contain development standards to ensure that all commercial uses will be
compatible with neighboring residential uses."
Deve/opment standards: "including permitted uses and setbacks for principal and accessory
buildings shall be established at the time of PUD rezoning. A minimum twenty-five (25) feet
wide landscape buffer must be provided adjacent to external rights-of-way. Projects
directly abutting residential property...shall provide, at a minimum, a seventy-five (75) feet
wide buffer in which no parking uses are permitted. Twenty-five (25) feet of the width of
the buffer along the developed area shall be a landscape buffer. A minimum of fifty (50)
feet of the buffer width shall consist of retained native vegetation...(which) may consist of a
perimeter berm and be used for water management detention."
Full text of the Proposed Growth Management Plan Text Is available through the Collier County
Planning Department by calling Michelle Mosca at 239-403-2400.
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Village Commons Subdistrict
Commercial Needs Analysis
February 5, 2008
Prepared for
Mr. Rich Yavonovich, Esq.
Goodlette Coleman & Johnson, PA
Mr. Wayne Arnold
Q. Grady Minor & Associates, Inc.
Prepared by
Fishkind & Associates, Inc.
1415 Panther Lane, Suites 346/347
Naples, Florida 34109
(239) 254-8585
REVISED AND UPDATED
Village Commons Subdistrict Project
Commercial Needs Analysis
(February 5, 2008)
1.0 Introduction
1.1 Purpose
The purpose of this report is to present a commercial needs analysis for the proposed
change to Collier County's Comprehensive Land Use Plan ("Plan"). Crown
Management Services, Inc. ("Client") is proposing approximately 41 +/- acres of mixed
use development ("Project") including a commercial office and retail component and a
small amount of residential development at the northwest corner of Golden Gate
Boulevard and Wilson Boulevard, in the Golden Gate Estates area of Collier County
("County"), Florida. Fishkind & Associates, Inc., ("Consultant") has been engaged to
prepare this report.
1.2 Overview of needs analysis
In the context of amending the adopted Plan the applicant must demonstrate the need
to amend the plan. Typically, this takes the form of a comparison of:
o The supply of existing land/Square footage currently planned for various
commercial uses
o The demand for land/Square footage based on projected population in the market
Historically, these comparisons have focused their studies County-wide. This
analysis studies the market for commercial retail demand around the project and
portions of the County within certain drive time distances. There are two related
reasons for this type of analysis.
First, consumers are assumed to maximize benefit over all goods and services
consumed subject to their income. This type of analysis requires that travel costs are
either explicitly or implicitly accounted for during the consideration of the consumers'
income constraint. This analysis requires the Consultant to narrow the scope of the
analysis from the county level down to a local market level.
Second, the Consultant considers whether the choice of location is a Pareto
improvement for consumers. (Pareto improvement means that no consumers are
made worse off, and at least one is made better off.) That is, the Consultant asks the
question whether additional retail space makes at least one local market better off,
without reducing the welfare of all others. An analysis of commercial retail space over
the whole of a county may lead to the wrong conclusion of where to develop new
space. That is, the county as a whole may appear to need more retail space to
support the aggregate level of demand generated by its residents. With many
County-wide choices of commercially-zoned lands available, the development of one
site over another may lead to an over supply in one location and an under supply in
another. This is precisely the outcome the County wants to avoid.
Village Commons Subdistrict
Commercial Needs Analysis
2
Therefore:
o By narrowing the focus of this study to the local market, the Consultant
determines if this market has a need for additional retail space.
o The Consultant can replicate a competitive outcome, and ensure that the welfare
of all other local markets is improved or unchanged.
1.3 Definition of the market area and target population
The primary market area used for this analysis was developed with guidelines from
the Urban Land Use institute1, utilizing a distance calculation report generated by 1-
Site, Site Selection Software produced by GeoVue, Inc. The primary market area is
neighborhood/community serving in nature. The market is located at the northwest
corner of Golden Gate Boulevard and Wilson Boulevard in the Golden Gate Estates
area of the County, extending in a 20-minute drive time radius surrounding the subject
site. I-Site utilizes the existing roadway network and travel speed assumptions to plot
a radial drive time boundary around the subject site. The need to amend the County's
Comprehensive Plan and Future Land Use Map will be based on an analysis of this
20-minute drive time market's need for additional neighborhood and community
commercial retail development. Estimates of existing and projected households and
population for the primary market area are provided for years 2007, 2010, 2020 and
2030 in Table 3. These figures were estimated using I-Site, Site Selection Software,
data gathered by the Bureau of Economic and Business Research (BEBR) at the
University of Florida, and the Consultant's professional judgment.
1.4 Analysis Process
The process of determining the need for additional retail land is a four-step process,
as outlined below.
o Inventory existing supply of commercial space in the market area;
o Inventory vacant commercial space and parcels zoned as having the potential for
commercial space by the Future Land Use Map (FLUM);
o Project future population/households to determine future commercial land needs
and compare against commercial land allocation ratios;
o Determine impact of the Project's proposed commercial land on land allocation
ratio within the market area.
1 Beyard, Michael D., W. Paul O'Mara, et al. Shopping Center Deveiopment Handbook. Third Edition. Washington,
D.C.: ULI-the Urban Land Institute, 1999. p.ll
Village Commons Subdistrict
Commercial Needs Analysis
3
2.0 The Supply of Commercial Space
2.1 Village Commons Subdistrict's Market
The analysis begins with the supply of existing, vacant, potential and PUD commercial
square feet in the market area. The market is neighborhood and community in nature
as defined by the Urban Land Use Institute. The market is located at the northwest
corner of Golden Gate Boulevard and Wilson Boulevard in the Golden Gate Estates
area of the County, extending in a 20-minute drive time radius surrounding the subject
site. Table 1 provides the current inventory of commercial space based on the
Property Appraiser's ('PA") data, as well as data provided by the Comprehensive
Planning Department ("CPD"). These data provide an estimate of 2,146,843 square
feet of existing, vacant, potential and PUD retail space.
Table 1. Current Supply of Vacant, Potential, Existing and PUD Commercial.
Retail Space in Mixed Use Project's Market
Vacant Commercial
Potential Commercial
Existing Commercial
PUD Commercial
20-Min.
Acres
15.49
40.64
30.20
278.76
Total
365.09
Vacant Commercial""
Potential Commercial'
Existin9 Commercial
PUD Commercial
Sq. Ft.
123,920
325,120
255,077
1,442,725
Total 2,146,843
*Assumed 8,000 Square feet per Acre
Fifty acres is the largest land area needed to accommodate the maximum of 300,000
square feet of development - the upper threshold of community serving retail
developments. Based on this criteria 2,146,843 square feet of the total existing stock
of retail space (comprising 123,920 vacant/approved square feet, 325,120 potentially
developable square feet, 255,077 developed square feet and 1,442,725 square feet
approved/developed within Planned Unit Developments) is neighborhood or
community in nature. It is worth noting that a portion of the supply of commercial
space contained within the Planned Unit Developments (PUDs) would be allocated for
office use. That allocation for office is unknown at this time. Therefore, the
Consultant has included all commercial space within PUDs as retail to remain
conservative.
Village Commons Subdistrict
Commercial Needs Analysis
4
3.0 Proposed Amendments and the Impact on the Supply of Land Designated for
Commercial Use in the Plan
3.1 Impact of the Proposed Change on the Supply of Land for Commercial Use
If the proposed change for Project is approved, it would add approximately 165,000
square feet to the inventory of commercial-retail land in the Collier County
Comprehensive Plan and the community and neighborhood markets. The total
allocation of commercial-retail space has been estimated to be approximately
2,416,843 square feet. The requested change will increase the supply of commercial
land by roughly 7 percent.
4.0 Analysis of the Need for the Proposed Amendments to the FLUM
4.1 Overview
As noted above, the need for amendments to the adopted FLUM revolves around
whether or not the FLUM contains a sufficient degree of flexibility to satisfy the future
projected level of demand for land. The applicant must demonstrate that the amount
of land allocated in the FLUM to neighborhood and community retail uses is
insufficient to accommodate future demand while providing for a reasonable degree of
market flexibility.
For this study, the supply of land with existing commercial-retail development, vacant
commercial designated land and the supply of lands having the potential for
commercial as designated by the FLUM were compared to the demand for
commercial-retail land as generated by the projected population growth of the market
area. The discussion below provides this analysis.
4.2 Demand for Commercial Space in the Golden Gate Estates Mixed Use Project's
Market and the Allocation Ratio
Table 2 provides Fishkind & Associates, Inc's population projections for the Mixed-
Use Project's market.
Table 2. Population Projections for Mixed Use Project's Market
Year PODulation
2007 36,194
2010 40,479
2020 69,148
2030 96,516
Sources: Estimate using I-Site
Census-based Demographics Package
Village Commons Subdistrict
Commercial Needs Analysis
5
Population data was used as the basis of projecting demand for commercial land.
The projected population was used to project households as shown in Table 3,
Table 3. Population and Household Projections
Year Population Households Household Growth Growth / Year
2007 36,194 13,107
2010 40,479 16,244 3,137 1,046
2020 69,148 27,749 11,505 1,150
2030 96,516 38,732 10,983 1,098
Sources: Estimate using I-Site Census-based Demographics Package
This new information indicates that the market's demand for commercial space will
also increase, The Consultant has developed a retail demand model to project the
demand for retail space based on the number of households and their income and
demographic characteristics in the relevant market area, The documentation for the
model along with the model projections is rather voluminous, This information is
reproduced here as Appendix A 1,
Table 4 provides the projected retail demand and compares demand to the supply of
commercial space and land available to accommodate commercial demand in the
future. The comparison of retail demand to current retail supply and available supply
converts all vacant and potential acres and assumes full development within the
market.
Table 4. Demand for Commercial Sq. Ft. and Acreage
General Commercial
2007
2010
2020
2030
Market Retail Demand (sq,ft)
Supply Net GLA (sq.ft)
904,763 1,059,795 1,499,901 1,734,485
2,146,843 2,146,843 2,146,843 2,146,843
Allocation Ratio Supply/Demand 2,37 2,03
Source: Fishkind & Associates, Inc.
1.43
1,24
As noted on page 4 in Table 1, the effective supply of existing commercial space
totals 2,146,843 square feet. As shown by Table 4, the demand projection estimates
there is demand for 904,763, 1,059,795, 1,499,901, and 1,734,485 square feet of
commercial space in the market for the years 2007, 2010, 2020, and 2030
respectively, As shown in Table 4, there are 2,146,843 square feet of land
designated for commercial use, Therefore, the ratio of the total supply of land
designated for commercial use compared to the total demand for this land equals
2,37, 2,03, 1,43, and 1,24 for the years 2007, 2010, 2020, and 2030 respectively,
Village Commons Subdistrict
Commercial Needs Analysis
6
The allocation ratio measures the amount of additional acreage required in relation to
the directly utilized acreage to assure proper market functioning in the sale, usage
and allocation of land, The additional acreage is required in order to maintain market
level pricing and to account for the likelihood that certain lands will not be placed on
the market for sale during the forecast horizon, or may be subject to future
environmental or other constraints, Thus, the lands allocated in the FLUM should be
considerably greater than those that will actually be used or developed,
Growth management practices suggest that the greater the time horizon of the
comprehensive plan, the greater the allocation ratio needed to maintain flexibility of
the comprehensive plan, Other factors that influence the commercial allocation ratio
are the nature and speed of the developing area and the area's general exposure to
growth trends in the market. The Consultant believes that to ensure proper flexibility in
the comprehensive plan of an area like that of the Project, a commercial allocation
ratio of a minimum of 2,0 is necessary in the short-term, As the time horizon
increases, the allocation ratio must increase as well.
In 2010, the allocation ratio is forecasted to be restrictively close to 2,0 in this market.
It is worth noting, the supply calculation assumes full development in this market by
accounting for vacant lands and lands designated by the FLUM as having the
potential for commercial development. Further, a portion of the supply of commercial
space contained within the Planned Unit Developments is anticipated to be for office
uses and not retail. Figure 1 illustrates the trend of decreasing commercial allocation
ratios,
Figure 1. Commercial Allocation Ratio for Golden Gate Estates Mixed Use
Project
I
r--'
2.40
o 2.20
~ 2.00.
8 1.80
~ 1.60
~ 1.40
1,20
1.00
2007
2010
2020
2030
Year
Based on this analysis, there is a clear and compelling case for adding additional land
with neighborhood and community commercial use to this market. As noted here, this
market's commercial ratio will decrease to 1,24 by 2030, It is just these types of
situations that make it good planning policy to have a sufficiently high ratio to
accommodate the expected demand in a meaningful fashion,
Village Commons Subdistrict
Commercial Needs Analysis
7
4,3 Impact of the Proposed Land Use Plan Amendment for Golden Gate Estates Mixed
Use Project
As noted above, the proposal for the Project would add approximately 165,000 square
feet of commercial-retail land to the market. The following Table 5 displays the
impacts of adding this additional land to the inventory, In 2010, the additional land
increases the allocation ratio from 2,03 to 2,18, Taking into account the conservative
method used in determining the inventory of commercial space, an allocation ratio of
2.18 provides a sufficient degree of flexibility for this market to meet future demand,
The allocation ratios are more than reasonable with the inclusion of the Project in the
FLUM, This is illustrated in Figure 2,
Figure 2. Allocation Ratios with the Inclusion of the Proposed Additional
Commercial Acreage for Golden Gate Estates Mixed Use Project
2,80
2,60
o 2.40
:;::
[}. 2.20
" 2,00
o
:; 1.80
u
.2 1,60
:;;: 1.40
1,20 .
1,00
L
2007
2010
2020
2030
Year
Table 5. Analysis of Adding the Mixed Use Project's
Proposed Land Use Plan Change to the
Inventory of Commercial Space
General Commercial 2007 2010 2020 2030
Market Retail Demand (sq,ft) 904,763 1,059,795 1,499,901 1,734,485
Supply Net GLA (sq,ft) 2,146,843 2,146,843 2,146,843 2,146,843
Proposed Project Commercial
(sq,ft) 165,000 165,000 165,000 165,000
Allocation Ratio Supply/Demand 2.56 2,18 1.54 1.33
Source: Fishkind & Associates, Inc.
Village Commons Subdistrict
Commercial Needs Analysis
8
5.0 Commercial-Office Need
As noted above, this Project is planned as a 41 +/- acre mixed use development. The
Office component for the Project will comprise of approximately 60,000 square feet of
the non-residential development. The Consultant has analyzed the demand for new
office space in the County, on a per capita basis, as well as the implied need for
additional office acreage within 2-miles of the Project site.
Using records provided by the Collier County Property Appraiser's office and
information from the Collier County Comprehensive Planning Department and County
Clerk's Office the Consultant has determined:
o There are two planned unit developments within 2-miles of the project site,
1) The Wilson Blvd PUD on the Southeast Quadrant of Wilson Boulevard
and Golden Gate Boulevard has been approved to consist of 42,000
square feet of retail and/or office uses, Construction is currently
underway for a bank and a retail strip center. The bank is approximately
7,000 square feet and will compete with the Project in terms of office
space,
2) The Snowy Egret Plaza CPUD is located at the southwest quadrant of
the Wilson Boulevard and Golden Gate Boulevard Neighborhood
Center. This CPUD consists of a single parcel owned by Walgreen Co,
and is designated to comprise of 15,000 square feet of commercial
development on 4,19 gross acres - presumably a Walgreen's Store, It
is unlikely this parcel will consist of office space,
o There is one vacant commercial parcel within 2-miles of the project site on the
Northeast quadrant of Golden Gate and Wilson Boulevards, folio
37280040002, This parcel is 2,41 acres in size,
o There are three parcels totaling 6,92 acres on the Southwest quadrant of
Wilson Boulevard and Golden Gate Boulevard approved to consist of
approximately 45,000 square feet of office space, The folio numbers for these
parcels are: 37169480000,37169440008, and 37169560108.
Utilizing a County-wide average density of 6,624 square feet of office space per acre
as determined by Property Appraiser Records, there are 67,963 potential square feet
of office space within a 2-mile radius of the Project.
When determining the demand for office uses, the Consultant utilized the Collier
County Property Appraiser's database to inventory the total square footage of all
existing office uses as of 2005, This total was then divided by the 2005 Collier
County total population as determined by the Bureau of Economic and Business
Research (BEBR) to arrive at an implied per capita office need. Table 6, on the next
page, indicates the total office development in Collier County, corresponding
population, and per capita office need,
Village Commons Subdistrict
Commercial Needs Analysis
9
Table 6. Collier County Per Capita Office Need
Office T vpe
One-Story Professional
Class A
Medical and Professional
Total
2005 Sldo Soft 2005 Collier PoP, Per Capita
1,071,494
1,920,641
333.907
3,326,042 317,788 10.47
Source: Fishkind & Associates, Inc, & Collier County Property Appraiser:
BEBR Population Studies
Through our analysis, the Consultant has determined that, on average, the County
needs 10.47 Sq. Ft. of office space per person,
Within the 2-mile market surrounding the Project the Consultant has determined that
by the year 2010, the population will reach approximately 7,109 persons. The
Consultant's population forecast for the market surrounding the Project is shown in
Table 7, Additionally, Table 7 indicates the office needs associated with these historic
and forecast population levels,
Table 7. Historic & Forecast Population for 2-Mile Market
Without the Proposed Amendment
Per Capita Total Office Allocation
Year Population Office Need Office Need Saft Supplied Ratio
1990 1,532 10.47 16,040 67,963 4,24
2000 4,562 10.47 47,764 67,963 1.42
2005 5,732 10.47 60,014 67,963 1.13
2007 6,393 10.47 66,935 67,963 1,02
2010 7,109 10.47 74,431 67,963 0.91
Source: Fishkind & Associates, Inc, & Collier County Property Appraiser's Office, Collier County
Comprehensive Planning; Collier County Clerk's Office
According to the Consultant's analysis there is an immediate need for office uses in
the 2-mile market surrounding the Project. Unless the proposed amendment is added
to the FLUM, by 2010 the allocation ratio for office land is expected to drop to 0,91,
There is insufficient land within this market designated for office use or potentially
available for office use, which reduces the amount of sufficient choices for a
developer to accommodate the demand.
This allocation ratio is low enough to warrant the addition of this land to the FLUM, If
the proposed changes for this project are approved, The County will add
approximately 60,000 square feet of office supply to this market. By adding land
allocated to office development, the County will reduce the need for additional office
lands, This land will increase the 2010 allocation ratio from 0,91 to 1,72. By 2010,
the allocation ratio will reach 1,72, below the desired level of 2.00. Table 8 on the next
page shows the effect of the proposed amendment on the allocation of office land
within the 2-mile market
Village Commons Subdistrict
Commercial Needs Analysis
10
Table 8. Historic & Forecast Population for 2-Mile Market
With the Proposed Amendment
Per Capita Total Office Allocation
Year Population Office Need Office Need Soft Supplied Ratio
1990 1,532 10.47 16,040 67,963 4.24
2000 4,562 10.47 47,764 67,963 1.42
2005 5,732 10.47 60,014 67,963 1.13
2007 6,393 10.47 66,935 67,963 1.02
2010 7,109 10.47 74,431 127,963 1.72
Source: Fishkind & Associates, Inc, & Collier County Property Appraiser's Office, Collier County
Comprehensive Planning; Collier County Clerk's Office
Taking into account all developed land and vacant commercial land in the market,
there are currently insufficient lands designated for office uses, The 2010 allocation
ratio of 0.91 indicates a tight relationship between the demand for, and the supply of,
office space, The under-allocation of suitable office property supports the need for
the additional acreage,
6.0 Conclusions Concerning the Proposed Change to the Land Use Plan for
Golden Gate Estates Mixed Use Project
Taking into account all developed, vacant and FLUM designated commercial land in
the market; there is currently an insufficient degree of flexibility in the market's ability
to accommodate future demand. The 2030 retail allocation ratio of 1.43 indicates a
very tight relationship between the demand for, and the supply of, retail space in the
future, The 2010 office allocation ratio indicates, also, indicates a tight relationship
between the demand and supply for office space,
The commercial retail and commercial office components of this Project are designed
to serve the community and neighborhood demand for commercial space, The
location provides the access and visibility that are required for this type of
development. The under-allocation of suitable commercial property supports the
need for the additional commercial acreage.
Village Commons Subdistrict
Commercial Needs Analysis
11
APPENDIX A 1
GOLDEN GATE ESTATES MIXED USE PROJECT MARKET DEMAND ANALYSIS
RETAIL DEMAND METHODOLOGY
1.0 Methodology
The methodology employed in the analysis of the demand for retail space at this site is based
on a consumer expenditures model, This model can estimate the aggregate market demand for
retail space, the demand for retail space at a specific location, and the effective supply of
competing retailers in the area, The net demand for retail space at the location being studied is
determined as the difference between the site demand and the effective supply of competition,
2.0 Aggregate Market - Retail Demand
Fishkind & Associates, Inc. ("Fishkind") has developed an in-house model to determine retail
demand, This model estimates retail demand by square footage, shopping center type and
store type, The model incorporates multiple data sources, These sources are census based ("1-
Site") local area households and household income data, consumer expenditure profiles from
the U,S, Department of Labor Consumer Expenditure Survey, Department of Revenue Gross
Sales data, and Urban Land Institute shopping center tenant profiles, square footage
requirements and average sales per square foot by store type from the publication Dollars and
Cents of Shoppinq Centers,
The model operates by first determining retail household expenditures for market area
households, Expenditures are determined through application of the results of the 2000
Consumer Expenditure Survey, conducted by the U,S. Department of Labor, This survey of
over 30,000 households nationwide provides detailed information on average dollar expenditure
amounts and the expenditure percent of household income, for all household expenditures, The
income expenditure percentages are applied to the average local area household income and
multiplied by the number of households to determine market area spending potential for retail
store goods,
Next, the historic Department of Revenue (DOR) Sales data (for the county in question) is
indexed by tenant c1assification2, from the Dollars and Cents of Shoppinq Centers, The
expected expenditures on retail goods are then applied to this county specific (DOR) index to
determine an estimate of spending by major store type (tenant classification). The
determination of sales by retail center (neighborhood, community, regional, super-regional) is
determined through the construction of an index of surveyed sales by center type (also located
in the Dollars and Cents of Shoppinq Centers).
Supportable square feet of a retail center is determined by applying the average sales per
square foot of GLA, found in Dollars and Cents of Shoppinq Centers, to the expected sales by
store type (tenant classification), In addition to determining the supportable square feet of retail
space, Fishkind & Associates has determined the expected sales by DOR retail classification,
which is a subset of the individual store types (tenant classifications),
2 Tenant Classification are: general merchandise, food, food service, clothing and accessories, shoes, home
furnishings, home appliances/music, building materials and hardware, automotive, hobby/special interest,
gifts/specialty, jewelry, liquor, drugs, other retail, personal services, entertainment/community.
Village Commons Subdistrict 12
Commercial Needs Analysis
Provided below are income and expenditure data utilized in the analysis,
Neighborhood & Community Market - Households & Incomes
Year HHs AVG HH Income Total Income
2007 13,107 $63,238 $828,858,955
2010 16,244 $59,767 $970,884,643
2020 27,749 $49,517 $1,374,068,373
2030 38,732 $41,025 $1,588,971,968
Source: I-Site Census-based Demographics Package
Note: HH Income figures are inflation adjusted; not nominal
Income Expenditure Percentages
INCOME EXPENDITURE % ON RETAIL 38.15%
Source: Consumer Expenditure Survey - US Department of Labor
Neighborhood & Community Market - Retail Expenditures and Square Foot Supportability
TOTAL RETAil SALES SQUARE FOOT DEMAND
2010 2020 2030 2007 2010 2020
$53,622,794 $75,890,979 $87,760,289 57,903 67,824 95,990
$56,544,843 $80,026,480 $92,542,580 140,845 164,979 233,490
$39,744,379 $56,249,210 $65,046,558 90,121 105,563 149,400
$16,586,507 $23,474,462 $27,145,855 20,768 24,327 34,429
$1,385,415 $1,960,743 $2,267,402 1.643 1,925 2,724
$26,304,864 $37,228,606 $43,051,141 76,832 89,998 127,371
$13,607,362 $19,258,154 $22,270,120 20,374 23,866 33,776
$43,451,316 $61,495,544 $71,113,416 116,965 137,007 193,902
$86,493,355 $122,411,848 $141,556,999 276,661 324,067 458,643
WITH GIFT/SPECIALTY WITH GIFT/SPECIALTY
$6,903,704 $9,770,637 $11,298,760 19,464 22,799 32,267
$2,089,012 $2,956,525 $3,418,924 554 649 919
WITH FOOD SERVICE WITH FOOD SERVICE
$2,744,227 $3,214,453 $4,549,333 $5,260,847 6,829 8,000 11,322 13,092
$4,542,729 $5,321,129 $7,530,859 $8,708,682 13,128 15,377 21,763 25,166
$2,188,040 $2,562,963 $3,627,296 $4,194,603 9,979 11,689 16,543 19,130
$10743579 $12584,500 $17810524 $20596081 52697 61727 87361 101024
$316,230,270 $370,416,596 $524,241,200 $606,232,257 904,763 1,059,795 1,499,901 1,734,485
Source: Fishkind & Associates, Inc; Florida Department of Revenue: Dollars & Cents of Shop pin a Centers - Urban Land
Institute
GENERAL MERCHANDISE
FOOD
-"'00 SERVICE
JTHING & ACCESSORIES
SHOES
HOME FURNISHINGS
HOME APPLIANCES/MUSIC
BUilDING MATERIALS/HARDWARE
AUTOMOTIVE
HOBBY/SPECIAL INTEREST
GIFT/SPECIALTY
JEWLERY
LIQUOR
DRUGS
OTHER RETAil
PERSONAL SERVICERS
ENTERTAINMENT
Village Commons Subdistrict
Commercial Needs Analysis
2007
$45,778,593
$48,273,190
$33,930,380
$14,160,152
$1,182,750
$22,456,862
$11,616,812
$37,095,048
$73,840,690
$5,893,797
$1,783,421
2030
111,003
270,008
172,766
39,814
3,150
147,292
39,059
224,229
530,375
37,314
1,063
13
Distribution by Store Type
DISTRIBUTIONS BY STORE TYPE
GENERAL MERCHANDISE 14.48%
FOOD 15.27%
FOOD SERVICE 10,73%
CLOTHING & ACCESSORIES 4.48%
SHOES 0,37%
HOME FURNISHINGS 7,10%
HOME APPLIANCES/MUSIC 3,67%
BUILDING MATERIALS/HARDWARE 11.73%
AUTOMOTIVE 23,35%
HOBBY/SPECIAL INTEREST WITH HOBBY/SPECIAL
GIFT/SPECIALTY 1,86%
JEWLERY 0.56%
LIQUOR WITH FOOD SERVICE
DRUGS 0,87%
OTHER RETAIL 1.44%
PERSONAL SERVICERS 0,69%
ENTERTAINMENT 3.40%
Source: Fishklnd & Associates, Inc; Florida Department of Revenue;
Dollars & Cents of Shoppina Centers - Urban Land Institute
Index of Sales by Center Type
INDEX OF SALES BY CENTER
NEIGHBORHOOD
COMMUNITY
GENERAL MERCHANDISE 1.0804% 17,7493%
FOOD 50,1268% 47.9941%
FOOD SERVICE 16.2423% 58.1773%
CLOTHING & ACCESSORIES 1,7763% 26.9659%
SHOES 2,1635% 25.4356%
HOME FURNISHINGS 4.8325% 65,0722%
HOME APPLIANCES/MUSIC 4.5826% 43,0018%
BUILDING MATERIALS/HARDWARE 8,3074% 45.2640%
AUTOMOTIVE 0,0000% 100,0000%
HOBBY/SPECIAL INTEREST With Gifts and Specialty
GIFT/SPECIALTY 7.06% 41,68%
JEWLERY 2,0271 % 11,8288%
LIQUOR 34.2238% 65,7762%
DRUGS 36.8476% 56,2922%
OTHER RETAIL 11,3333% 54,8145%
PERSONAL SERVICERS 22,9793% 49.1430%
ENTERTAINMENT 8,7526% 34.4114%
Source: Fishkind & Associates, Inc: Florida Department of Revenue;
Dollars & Cents of Shoppina Centers - Urban Land Institute
Village Commons Subdistrict
Commercial Needs Analysis
14
Median Sales per Square Foot of GLA
MEDIAN SALES PER SOFT GLA
MED $/SF
GENERAL MERCHANDISE $148,87
FOOD $336,30
FOOD SERVICE $280,19
CLOTHING & ACCESSORIES $195,97
SHOES $198,66
HOME FURNISHINGS $204,32
HOME APPLIANCES/MUSIC $271.31
BUILDING MATERIALS/HARDWARE $169,90
AUTOMOTIVE $266,90
HOBBY/SPECIAL INTEREST $201.46
GIFT/SPECIALTY $147,58
JEWLERY $445,74
L10UOR $321.25
DRUGS $374,26
OTHER RETAIL $228,90
PERSONAL SERVICERS $158,14
ENTERTAINMENT $88,00
Dollars & Cents of Shoppina Centers - Urban Land Institute
3.0 Determination of Expected Location Sales & Impacts to Competition
The determination of sales is a multi part process, Sales to be made at the location of a
proposed retail project are based on the constant sales per square foot measure used in the
determination of the demand for retail space, and an estimate of excess spending at the existing
and proposed retailers,
Potential location specific expenditures are determined in accordance with Sections 3,1 and 3,2,
From the potential expenditures and demanded space, a determination of "base-line" spending
per square foot can be made for each store type, Spending per square feet of store space is
then applied to the estimate of existing store space to determine a total "base-line" sales
estimate. This "base-line" estimate will be less than the total potential expenditures, Therefore,
an estimate of excess spending can be made from the difference between the estimated total
expenditures and the "base-line" estimate,
After the determination of "base-line" sales per square foot and excess sales per square foot,
the proposed project needs to be added to the supply of retail space. At this point adjusted total
sales can be determined from the "base-line" sales per square foot and the adjusted supply of
retail space (existing plus proposed), The adjusted excess spending, as a result of the
proposed retail project, is determined by the difference between the (adjusted) "base-line"
expected spending and the estimate of total expenditures.
An estimation of the expected sales for the proposed project is determined by the size of the
project and the total estimated spending per square foot, which is the "base-line" sales per
square foot plus the adjusted excess spending per square foot as a result of the project.
Village Commons Subdistrict
Commercial Needs Analysis
15
The final impact to sales per square foot of competing retailers in the market surrounding the
proposed project is calculated as the difference between the excess sales per square foot, with
and without the proposed project.
4.0 20-Minute Drive Time Radius Surrounding Golden Gate Estates Mixed Use Project
: ~
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Commercial Needs Analysis
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Co~-y <;:-ounty
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO:
COLLIER COUNTY PLANNING COMMISSION
FROM:
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES
DIVISION, COMPREHENSIVE PLANNING DEPARTMENT
MARCH 17, 2008
HEARING DATE:
RE: PETITION NO. CP-2006-05: FIRST BAPTIST CHURCH OF GOLDEN GATE
GROWTH MANAGEMENT PLAN AMENDMENT
[TRANSM/TTAL HEAR/NG]
AGENT/APPLICANT/OWNERS:
Agent:
Dwight Nadeau
Planning Manager
RWA, Inc,
6610 Willow Park Drive
Naples, FI. 34109
Applicant
and Owner
First Baptist Church of Golden Gate
2741 Santa Barbara Blvd,
Naples, FL, 34116
GEOGRAPHIC LOCATION:
The subject property:
. contains 3.54+/- acres
. located on the west side of Santa Barbara Blvd, directly north of the existing First
Baptist Church of Golden Gate facility, addressed as 2741 Santa Barbara Blvd,;
. approximately 0,30 miles north of Golden Gate Parkway;
. within the west portion of Golden Gate Area Master Plan (GGAMP) and
described as follows:
The North 180 feet of Tract 107, Unit 30, Golden Gate Estates, located in
Section 29, Township 49, Range 26,
. lies within the Golden Gate Planning Community
Agenda Item 4 C
REQUESTED ACTION:
According to the petitioner, this petition seeks to add language to allow a future
Conditional Use petition to permit an addition to the existing church facility (completed in
1991 with second floor build out in 1998), as it would otherwise be prohibited under the
Estates - Mixed Use District, Conditional Uses Subdistrict. The applicant has indicated
its intent to expand the present 7,675 square foot facility by approximately 12,000
square feet to include an activity room or multi-purpose room, fellowship hall, Sunday
school classrooms and meeting rooms and remodel its current facility for use solely as a
worship center. However, if approved, this amendment will not limit the size of the
church expansion, rather will simply allow church use, I.e. church expansion or new
church use,
The proposed text addition is shown designated with a sinc:lIe underline. This text
is also reflected in the Resolution Exhibit A.
d) Transitional Conditional Uses:
Conditional uses may be granted in Transitional Areas, A Transitional Area
is defined as an area located between existing non-residentiat and residential
areas, The purpose of this provision is to allow conditional uses in areas that
2
Agenda Item 4 C
are adjacent to existing non-residential uses and are therefore generally not
appropriate for residential use, The conditional use will act as a buffer
between non-residential and residential areas,
e) Special Exceptions to Conditional Use Locational Criteria:
1, Temporary use (TU) pennits for model homes, as defined in the Collier
County Land Development Code, may be allowed anywhere within the
Estates-Mixed Use District. Conditional use permits submitted for the
purpose of extending the time period for use of the structure as a model
home shall not be subject to the locational criteria of the Conditional
Uses Subdistrict, and may be allowed anywhere within the Estates-
Mixed Use District. Temporary Use pennits for model homes shall have
a duration of three (3) years from the date of approvaL No subsequent
issuance of a Conditional Use permit shall be for a duration exceeding
two (2) years, The total time period for Temporary Use and Conditional
Use pennits together shall not exceed five (5) years,
2, Conditional Use pennits for excavation, as provided for in the Estates
zoning district, are not subj ect to the locational criteria for Conditional
Uses and may be allowed anywhere within the Estates-Mixed Use
District.
3, Conditional Use for a church or place of worship as allowed in the
Estates zoning district is allowed on Tract 22, GGE Unit 97,
4, Conditional Use for a church or vlace of worshiv as allowed in the
Estates zoning district is allowed on the north 180 feet of Tract 107. Unit
30. Golden Gate Estates,
SURROUNDING LAND USE. ZONING AND FUTURE LAND USE DESIGNATION:
Subiect Site:
The existing church is developed on the south 2.60-acre portion of Tract 107, Unit 30,
Golden Gate Estates directly south and adjacent to the subject 3,54-acre property, The
subject site is undeveloped, owned by the church, and planned for an expansion of
church facilities, The current Future Land Use Designation is Estates - Mixed Use
District, Residential Estates Subdistrict for both parcels, The zoning is E, Estates,
Surroundina Lands:
North:
. Existino Land Use: undeveloped tracts of land immediately north of the subject
property and single family residential development beyond,
. FLUM: Estates Designation, Estates Mixed Use District, Residential Estates
Subdistrict
. Existino Zonino: E, Estates
South:
. Existino Land Use: existing single family residential development.
3
Agenda Item 4 C
. FLUM: Estates Designation, Estates Mixed Use District, Residential Estates
Subdistrict
. Existina Zonina: E, Estates
East:
. Existina Land Use: existing two family ranch style dwellings along the east side
of Santa Barbara Blvd,
. FLUM: Urban Commercial District, Santa Barbara Commercial Subdistrict and
within the Residential Density Band of the Downtown Center Commercial
Subdistrict
. Existina Zonina: Residential Multiple Family -12 - RMF-12, Santa Barbara
Commercial Overlay District
West:
. Existina Land Use: single family residential immediately west of the subject
property.
. FLUM: Estates Designation, Estates Mixed Use District, Residential Estates
Subdistrict
. Existina Zonina: E, Estates
STAFF ANALYSIS:
Comprehensive Plan Amendment Data and Analvsis Reauirement
Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local
Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal
Reports, Land Development Regulations and Determinations of Compliance" sets forth
the minimum data and analysis requirement for comprehensive plan amendments, More
specifically, Section 9J-5,005 "General Requirements" delineates criteria for plan
amendments in sub-section 9J-5,005 (2) "Data and Analysis Requirements,"
Sub-section 9J-5,005(2) states in part that "All goals, objectives, standards, findings and
conclusions within the comprehensive plan and its support documents, and within plan
amendments and its support documents, shall be based upon relevant and appropriate
data and analysis applicable to each element. To be based upon 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, . .
""the Department will review each comprehensive plan [amendment] for the purpose of
determining whether the plan [amendment] is based on data and analyses described in
this Chapter and whether data were collected and applied in a professionally acceptable
manner."
It is incumbent upon all applicants requesting comprehensive plan amendments to
provide supporting data and analyses in conjunction with any relevant support
documents, It is not the responsibility of Collier County staff to generate data and
analysis for the applicant, although it is staff's responsibility to identify any shortcomings
in the data and analyses during the consistency review process and to request additional
information that is deemed essential in the review of the submitted request for a plan
amendment. Any outstanding deficiencies with respect to data and analyses that may
remain at the time of any requisite publiC hearing are the responsibility of the applicant.
4
Agenda Item 4 C
A detailed synopsis of the adequacy of the data and analysis for the subject plan
amendment is set forth with specificity below,
Environmentallmoacts:
The environmental report submitted by Arrison Environmental, Inc. with this application
is revised as of December 20, 2007,
Exhibit V,C,2, under Summary on page 5 of 6 it states "Based on the results of this
preliminary site assessment, it is the opinion of Arrison Environmental, Inc, that no
Environmental Resources Permits from the South Florida Water Management District or
the U,S, Army Corps of Engineers will be required." The Environmental Services
Department stated that it will confirm the applicant's statement above at the next
development order on whether or not permits from these above agencies will be
required, Further, the applicant has indicated, based upon field surveys conducted on
March 292006 and December 19, 2007, that there are no listed species on the site.
Data provided in the application also indicates that there are no significant
archaeological or historical sites recorded for the site and not considered likely to be
present within the site,
Public Facilities Imoact. IncludinQ Traffic Imoacts:
This petition seeks to build a 12,000 square foot church facility with completion in
approximately 2012, Information provided by the petitioner explained the impacts of
developing the subject property with such a facility, as follows:
. Impact on arterial and collector roads. A traffic impact analysis report has been
prepared by Vanasse Daylor, dated February 28, 2008, This report's Summary
of Findings,Conclusions and Recommendations are as follows:
"The analysis indicated that the estimated First Baptist Church of Golden Gate
site-generated trips are projected to be less than 2% on Santa Barbara
Boulevard, and that the estimated trips will have no adverse impact on the
roadway link, All roadway segments are projected to operate within SF max, No
roadway or intersection improvements were identified as being needed in order
to accommodate the background traffic, The developer proposes to pay the
appropriate Collier County Road Impact Fee as building permits are issued for
the proposed project."
The Transportation Division March 6 comments about the TIS report are as
follows:
"The First Baptist Church of Golden Gate GMPA application, CP-2006-
5, can be considered consistent with Policy 5,1 of the Transportation Element of
the Growth Management Plan [GMP]. The proposed amendment would create 8
PM peak hour, peak direction trips, Santa Barbara Boulevard has a service
volume of 1,940 trips, with a remaining capacity of approximately 349 trips
between Green Boulevard and Golden Gate Parkway; and will be LOS "c" upon
completion of construction in CY2009, as stated by the 2007 AUIR The
proposed trips can be accommodated in the remaining capacity of the adjacent
roadway within the 5 year planning period,"
. Stormwater Drainaqe, The project is designed to comply with 25-year, 3-day
storm routing requirements and on-site treatment prior to discharge into Santa
5
Agenda Item 4 C
Barbara Blvd, right-of way will be provided and negligible impact is expected to
occur.
. Potable Water and Sanitarv Sewer There are no LOSS impacts, as the church
facilities will continue to use the existing private water well and septic system,
The subject site is within the service area of, but is not presently served by, the
Florida Governmental Utilities Authority. The Public Utilities Division has
responded to this application as follows: "The project does not impact the Collier
County Water - Sewer District. Per the 2005 Water & Wastewater Master Plan
Updates, the project location is not within Collier County Water and Sewer
Service Area. This project is within the FGUA Service Area, Any portions of this
project to be developed shall be required to comply with current Ordinance 2007-
60,"
. Solid Waste, Level of Service Standard is 0,75 tons/year/capita and impact is
expected to be negligible,
. Communitv and Reoional Park facilities, Impact should be neutral or positive as
the result of this amendment will be to allow the same density as presently
allowed (1 dwelling unit) or a reduction by eliminating that density and replacing it
with a non-residential use,
ADDrODriateness of ChanQe:
Generally, conditional uses (CUs) are permitted throughout the County on most
residentially and agriculturally [the "E" zoning district, while principally allowing a single
family dwelling, is classified as an agricultural zoning district] zoned land, As early as
1991, the residents of Golden Gate Estates expressed their concerns regarding the
scattered approvals of non-residential conditional uses, with little or no discretionary
criteria, The people in the Estates wanted County Planning policies and zoning
provisions to provide a more appropriate amount of specificity and certainty as to where
conditional uses could be expected and would be considered, They crafted GMP
language which provided the certainty expected, with the adopted result being the
Conditional Use provisions written into the Golden Gate Area Master Plan when it was
adopted in 1991, These were subsequently revised in 2003-2004 based upon
recommendations of the GGAMP Restudy Committee, a BCC-appointed citizen
committee,
That Committee evaluated the areas encompassed by the GGAMP and recommended
greater restrictions on conditional uses in some areas, and additional allowances for
other areas, as reflected in the current GGAMP, The subject property was not identified
as an area appropriate for Conditional Uses nor as an area in which there was a
particular need for Conditional Uses.
The "Conditional Uses Subdistrict" in the Estates - Mixed Use District within the GGAMP
contains specific provisions for Essential Services CUs, CUs on Golden Gate Parkway
and Collier Boulevard, Transitional CUs adjacent to Neighborhood Centers, Transitional
CUs [as buffers between residential and certain non-residential uses], and, Special
Exceptions to CU Locational Criteria [for certain excavation activities and temporary
model homes].
6
Agenda Item 4 C
The existing land use designation of the subject site is "Estates" and is excerpted below
from the Golden Gate Area Master Plan,
"2. ESTATES DESIGNATION
This designation is characterized by low density semi-rural residential
lots with limited opportunities for other land uses, Typical lots are 2.25
acres in size, However, there are some legal non-confonning lots as
small as 1,14 acres, Residential density is limited to a maximum of one
unit per 2.25 gross acres, or one unit per legal non-confonning lot of
record, exclusive of guesthouses, Multiple family dwelling units,
duplexes, and other structures containing two or more principal
dwellings, are prohibited in all Districts and Subdistricts in this
Designation,
The Estates Designation also accommodates future non-residential uses
including:
. Conditional uses and essential services as defined in the Land
Development Code,
. Parks, open space and recreational uses,
. Group Housing shall be pennitted subject to the definitions and
regulations as outlined in the Collier County Land Development
Code (Ordinance 91-102, adopted October 30, t99t and consistent
with locational requirements in Florida Statutes (Chapter 419,01
F,S,),
. Schools and school facilities in the Estates Designation north ofl-75,
and where feasible and mutually acceptable, co-locate schools with
other public facilities, such as parks, libraries and community centers
to the extent possible,
Group Housing includes the following type facilities:
. Family Care Facility if occupied by not more than six (6) persons shall
be pennitted in residential areas,
. Group Care Facility,
. Care Units,
. Adult Congregate Living Facilities, and
. Nursing Homes,
All ofthe above uses shall be consistent with all ofthe Goals, Objectives
and Policies of the Golden Gate Area Master Plan. "
The proposed amendments would allow an existing church to expand directly adjacent
to and north of its existing church facility onto undeveloped land that it has owned since
1993, or allow a new church, SpecifiC conditions could be made a part of the future
conditional use, via public hearing process, to provide protections to safeguard the
residential properties which directly abut the property to the north, west, and south,
Further, church use is generally considered compatible with residential development.
Also, during the NIM the applicant stated that they will not have a day care/child care
center because of its concerns for compatibility with the neighborhood, This
commitment needs to be made a part of the proposed text of the Growth Management
Plan amendment as required by Section 10,03,05 of the Land Development Code,
7
Agenda Item 4 C
Staff notes that, with the exception of Transportation Facilities, there are no LOSS
impacts at issue, Also, the petitioner has presented adequate data and analysis to
demonstrate need for this amendment.
Neiqhborhood Information Meetinq (NIM) Svnopsis:
The synopsis of the NIM is provided by Thomas Greenwood, Principal Planner, and
Dwight Nadeau of RWA, Inc" consultant for the applicant, as follows:
1, Time and Location, The Neighborhood Information Meeting required by LDC
Section 10,03.05 F was conducted at the First Baptist Church of Golden Gate,
2741 Santa Barbara Blvd" beginning at 5:30PM on January 28, 2008, after the
agent/applicant duly noticed and advertised the meeting,
2, Attendance, Approximately 20 persons attended the NIM, including the applicant
and applicant's consultants, and a sign up sheet was created for those attending
the NIM,
3, Purpose of NIM, It was explained by Thomas Greenwood that the purpose of the
NIM is to comply with the LDC, but more importantly is to provide a convenient
time to inform those having an interest in the application to understand the
application and to raise any early questions, comments or concerns so that they
may be addressed prior to the hearings required by the State of Florida and
Collier County.
4, Applicant/Aqent/Developer Discussion of the Proiect and Application, Dwight
Nadeau, AICP of RWA spoke and described the project as follows:
. The project will consist of a 12,000 square foot expansion of the church's
social facilities from the existing 7700 square foot building and conversion
of the existing building into a worship center.
. He stated that this NIM is the first in many meetings, including two
transmittal hearings and two adoption hearings before the Planning
Commission and the Board of County Commissioners, and that another
NIM and similar hearings will be required when the church applies for a
conditional use, which would not likely be until 2009 or 2010,
5, Remarks, Concerns, and Questions Vetted: Major issues/contentions; positive
comments/approvals were provided as follows:
. The Marsh's to the immediate south asked about access to the church
property to which Mr. Nadeau stated that the main access will likely be
the single driveway onto Santa Barbara and the secondary access over
the easement the church possesses onto Painted Leaf Lane to the south,
. The Marsh's stated that they were concerned that the proprerty onto
which the church plans to expand would become commercial use to
which Mr. Nadeau stated that this would require a separate and another
lengthy process and is not the intent of the church at all,
6. Aqent/applicant/developer statements of commitment:
. Mr. Nadeau stated that the church will not have a day care/child care
center because of its concerns for compatibility with the neighborhood,
. Mr. Nadeau stated that the subject site would not be able to be used for
commercial use under the language authorization proposed as part of this
amendment to the GGAMP,
7, Conclusion of NIM: The NIM concluded at approximately 5:55 PM,
Please note, that the NIM letter notices [and on-site signage for the transmittal publiC
hearing] referenced a 6,14+/- site size (both church-owned parcels of land), as initially
8
Agenda Item 4 C
suggested by staff. However, the application and the exhibits all refer to an amendment
for the 3,54+/- undeveloped site only. Staff subsequently advised the applicant that the
transmittal hearing recommendation would be limited to the 3,54+/- acre site for which
the applicant has provided data and analysis,
FINDINGS AND CONCLUSIONS:
1, Compatibilitv with surroundina properties, The proposed uses will allow development
generally compatible with uses on surrounding properties.
2, Access to Collector Road. The subject property abuts one collector road - Santa
Barbara Boulevard.
3, Public Facilitv Impacts, except for Transportation. As a result of this amendment
there are no significant impacts to public facilities, as defined in the Capital
Improvement Element with respect to Stormwater Drainage, Potable Water, Sanitary
Sewer, Solid Waste, Community and Regional Parks facilities.
4. Transportation Impact. The Transportation Division was able to recommend that
GMP Amendment application CP-2006-5 can be found consistent with policy 5.1 of
the Transportation Element of the GMP,
5. Future Reauests, Approval of this petition may lead to other similar future requests.
6, Data and Analvsis. The applicant has provided adequate data and analysis to
document the need for this Growth Management Plan amendment.
A. Geoaraphic Area from which conareaation is drawn
The applicant has advised that the church's congregation is geographically
bounded by Pine Ridge Road to the north, Collier Boulevard (CR-951) to the
east, Radio Road to the south, and Livingston Road to the west. The geographic
boundaries of the church, after expansion, are not expected to expand, The
church hopes that their congregation expands from individuals residing in Golden
Gate City,
B, Availabilitv of existina sites within the above aeoaraphic area which are available
for use as a conditional use or permitted use without reauirina an amendment to
the GGAMP The applicant has addressed the availability [lack thereof] of existing
church sites within the geographic area of the church's congregation, Staff finds,
following review of the most recent county zoning and areal photo maps, that
there are a limited number of other possible vacant sites which may be available
for church purposes within the church's congregational geographic area, Further,
the applicant states that churches are permitted as a conditional use in the C-1
zoning district and not allowed in the C-2 through C-5 districts. In fact, churches
are permitted in the C-1 through C-5 zoning districts and these same available
commercial properties are located within the geographic area of the
congregation, though staff acknowledges that these sites may be too costly for
the purposes of this church,
C, Availabilitv of national standards of the Baptist Church which document the need
for facilities and floor space based upon the number of church members. The
applicant has provided national standards ["rules of thumb"] of the Baptist Church
as further documentation of the need for facilities and floor space based upon
number of church members.
LEGAL CONSIDERATIONS:
This Staff Report has been reviewed and approved by the County Attorney's Office.
9
Agenda Item 4 C
STAFF RECOMMENDATION:
That the CCPC forward Petition CP-2006-5 to the Board of County Commissioners with
a recommendation to the Florida Department of Community of Affairs with revisions to
the petitioner's text as outlined below, shown in double underline, to reflect the
petitioner's commitment made at the NIM,
e) Special Exceptions to Conditional Use Locational Criteria:
4, Conditional Use for a church or place of worship as allowed in the Estates
zonino district is allowed on the north 180 feet of Tract 107, Unit 30, Golden
Gate Estates, Church-related dav care use shall not be allowed
~c;d ~ () ;~--, '-er:.-/}
Prepared By: ~.r1-'Y "".c:v Date:
Thomas Greenwood, AICP, Principal Planner
Comprehensive Planning Department
Reviewed By: 1)..1 I LJ ~,L- Date:
David C, Weeks, AIzz::CP' P.lanning Manager
Comprehensive P n n Department
,)
Reviewed By: Date:
Randall J, Cohen, AICP, Director
Comprehensive Planning Department
.$//6 f:'
J /J ;j-p
/ r
] /7/0 q
Reviewed By: ---, '\" \,', ,''-'llL.,U ,.t'dC"";,., Date: :- ::1-' L~'
Marjorie MfStudent.Stirling, ( \
Assistant County Attorne Office of Collier County Attorney
Date: Jh /d-l
,
Approved By:
ph K. Schmitt, Administrator
munity Development and Environmental Services Division
PETITION NO, CP-2006-5
Staff Report for the March 17, 2008 CCPC Meeting,
NOTE: This petition has been scheduled for the April 15, 2008 BCC Meeting,
COLLIER COUNTY PLANNING COMMISSION:
Mark p, Strain, Chairman
10
First Baptist Church of Golden Gate Growth Management Plan Amendment (CP-200S-S)
Collier County, FL
TABLE OF CONTENTS
GMP Amendment Application Form
Affidavit/Letter of Authorization
Basis for Approval Letter Dated January 10, 2008
EXHIBIT V.A.l - Vicinity Map
EXHIBIT V.A.2 - Aerial Photo of Subject Property
EXHIBIT V.A.3 - Existing Zoning and Land Use Map
EXHIBIT V.B.l - Future Land Use Map
EXHIBIT V.C.2 - Preliminary Environmental Assessment
EXHIBIT V.C.3 - Historical/Archeological Probability Map
State Division of Historical Resources Letter
Collier County Historical Archaeological Probability Map
EXHIBIT V.D.5 - Suitability of Proposed Land Use
EXHIBIT V.E.l - Traffic Impact Analysis Report Dated February 28, 2008
EXHIBIT V.E.2 - Public Facilities Map
Warranty Deed
Sufficiency Response Letter Dated January 10, 2008
D'"X"^'"
PI,,,,,i,,~
VI,,,,,,,,.,,;,,.
CONSU1.TING ETI~;"""rin&
...L '- l '.I.. ... ~",.,,;";
E-mail Addressdhn@consuit-rwa.com
* THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION,
C, Name of Owner(s) of Record First Baptist Church of Golden Gate
Mailing Address 2741 Santa Barbara Blvd,
City Naples State EL Zip Code 34116
Phone Number 239-455-6682 Fax Number
D, Name, Address and Qualifications of additional planners, architects,
engineers, environmental consultants and other professionals providing
information contained in this application,
Agent! Planning Consultant
Dwight Nadeau, Planning Manager
RWA, Inc
6610 Willow Park Drive, Suite 200
Naples, Florida 34109
Traffic Consultant
Reed Jarvi, Vanasse & Daylor LLP
12730 New Brittany Blvd" Ste. 600
Fort Myers, FL 33907
Environmental Consultant
Julie Anne Arrison, Ecologist
Arrison Environmental, Inc.
12380 Eagle Point Circle
Fort Myers, FL 33913
II. DISCLOSURE OF INTEREST INFORMATION:
A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as
well as the percentage of such interest. (Use additional sheets if necessary),
Name and Address
Percentage of Ownership
B, If the property is owned by a CORPORATION, list the officers and stockholders
and the percentage of stock owned by each, and provide one copy of the Articles
of Incorporation, or other documentation, to verify the signer of this petition has
the authority to do so.
Name and Address, and Officers
2
Percentage of Stock
02/2002
E-)C.I-II/'~,-r V .f:: .1. (
Vanasse
Daylor
TRAFFIC IMPACT STATEMENT
FIRST BAPTIST CHURCH OF GOLDEN
GATE
-
~-'''''''-'1
FEBRUARY 28, 2008
Santa Barbara Boulevard
Collier County, Florida
Prepared For:
First Baptist Church of Golden Gate
2741 Santa Barbara Boulevard
Naples, Florida 34116
Prepared By:
Vanasse & Daylor LLP
Job#81134.02
12730 New Brittany Boulevard, Suite 600, fort Myers, florida JJ907 T 239.437.4601 F 239.437.4636 w vanday,com
Table of Contents
INTRODUCTION AND SUMMARY ........................................................................................ 1
SUMMARY OF FINDINGS, CONCLUSIONS AND RECOMMENDATIONS"".""."""""""", I
AREA ROADWAY SYSTEM""""",,,,,,,,, """"""""""""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,".,,,, 2
COMMITTED ROADWAY IMPROVEMENTS""",,,,,,,, .""".".,, """"""""""". "" 2
TRIP GENERA TION...................................................................................................................2
TRJP DISTRJBUTION AND ASSIGNMENT """'" . '"'''''''''''''''''''''''''''''''''' ""'"'''''' 4
SIGNIFICANCE TEST ANALYSES """"""""""""""""""" ,,"",""""""""""'''' ",,,. "" 4
BACKGROUND AND TOTAL TRAFFIC VOLUMES """"""""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,.,,,,, 6
CAPACITY AND LEVEL OF SERVICE '"'''''''''''''''''''''''''' """""" """""""'" 7
LINK ANALYSES""""",,,,,,,,, ,,,"" """"""""""""""""" .""""."""" 7
List of Tables
Table I
Table 2
Table 3
Table 3A
Table 4
Table 5
Table 6
List of Exhibits
Exhibit I
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Appendix
Site Generated Trip Generation estimate
Traffic Distribution
Significance Test
Significance Test for Sunday Peak Hour
Background Traffic Volume
Projected Growth rate and Background traffic volumes
Link LOS Analysis Results
Location Map and Study Area and Studied Intersections
Traffic Distribution
AM Peak Hour Trip Assignments
PM Trip Assignments
Sunday Peak Hour Trip Assignments
First Baptist Church of Golden Gate CPA TIS
Page j
Table of Contents
INTRODUCTION AND SUMMARY
Vanasse & Daylor LLP (VanasseDaylor) is providing this Comprehensive Plan Amendment
Traffic Impact Statement for the expansion of First Baptist Church of Golden Gate, The purpose
of this study is to provide Collier County with sufficient information to assure that traffic-related
impacts are anticipated and that effective mitigation measures are identified for the proposed
development.
The First Baptist Church of Golden Gate is located on Santa Barbara Boulevard, approximately
1/3rd mile north of the Golden Gate Parkway & Santa Barbara Boulevard intersection in Collier
County (see Exhibit 1), The existing church consists of approximately 7,700 sf When complete
the proposed First Baptist Church of Golden Gate expansion may consist of up to 12,000 square
feet of church use, Thus, when complete, the church area will consist of about 19,700 sf There
is no plan to include day-care uses on this site, The following Land Use program is proposed for
the project:
Church (LU 560):
12,000 SF
The site will have one right in/right out (RI/RO) access onto Santa Barbara Boulevard, Only
traffic generation, distribution, AM and PM traffic assignments, significance test and roadway
link analyses are prepared in this study, Due to this being a "small scale" TIS, no intersections
are studied or analyzed,
For purposes of this evaluation, the Buildout Year was assumed to be consistent with the Collier
County 2013 planning horizon,
SUMMARY OF FINDINGS, CONCLUSIONS AND
RECOMMENDATIONS
The analysis indicated that the estimated First Baptist Church of Golden Gate site-generated trips
are projected to be less than 2% on Santa Barbara Boulevard, and that the estimated trips will
have no adverse impact on the adjacent roadway link. All roadway segments are projected to
operate within SFmax.
First Baptist Church of Golden Gate CPA TIS
Page I
l:\Projects\81 1\81 I 34\Traffk\81 I 34CPAT1S_0I.doc
No roadway or intersection improvements were identified as being needed In order to
accommodate the background traffic,
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the proposed project
AREA ROADWAY SYSTEM
The description of the existing environment of the site and the surrounding study area, as well as
the committed improvements, provides a basis for the analysis of the build-out alternative that
provides a determination of the proposed project impacts. The study area for this development
was determined to be Santa Barbara Boulevard north and south of the main access,
Santa Barbara Boulevard
Santa Barbara Boulevard in the study area is a north-south four-lane urban collector roadway
between Green Boulevard and Golden Gate Parkway under county jurisdiction, Santa Barbara
Boulevard has a speed limit of 4S mph, the roadway alignment is fairly level and tangent
COMMITTED ROADWAY IMPROVEMENTS
Santa Barbara Boulevard south of Golden Gate Parkway is currently under construction to
expand the laneage from four lanes to six lanes,
TRIP GENERATION
The potential number of site-generated trips was estimated using rates from the Institute of
Transportation Engineers' Trip Generation (7th Edition) and the previously presented land
development program. The trip generation equations shown below were used for this report,
Church (LU 560):
ADT: (T) = 9, II (X)
AM Peak Hour: (T) = on (X)
PM Peak Hour: (T) = 0,66 (X)
SUNDAY DAILY:
ADT: Ln(T) = 0.59 Ln(X) + 4.77
SUNDAY PEAK HOUR:
Peak Hour: (T) = 9,59 (X) + 73.65
First Baptist Church of Golden Gate CPA TIS
Page 2
J:\Projects\81 1\81 I 34\Traffic\8 I I 34CPATIS_O I.doc
The above equations were used with the land use data provided to generate the estimated trip
generations for the project as shown in Table 1.
Table I
SITE GENERATED TRIP ESTIMATE
Existin9 Site
AM Peak PM Peak
LAN D USE Size Unit ADT Total Enter Exit Total Enter Exit
Church (LUS60) 7,700 SF 70 6 3 3 S 3 2
SUNDAY Pk Hr of Gen
LAN D USE Size Unit ADT Total Enter Exit
Church (LUS60) 7,700 SF 393 147 74 74
Existin~ and Proposed Site
AM Peak PM Peak
LAND USE Size Unit ADT Total Enter Exit T ota! Enter Exit
Church (LU560) 19,700 SF 179 14 8 6 13 7 6
SUNDAY Pk Hr of Gen
LAND USE Size Unit ADT Total Enter .E><iI
Church (LUS60) 19,700 SF 684 263 132 132
ProDosed Site Only
AM Peak PM Peak
LAND USE Size Unit ADT Total Enter .Elli Total Enter Exit
Church (LU560) 12,000 SF 109 8 5 3 8 4 4
SUNDAY Pk Hr of Gen
LAND USE Size Unit ADT Total Enter Exit
Church (LU560) 12,000 SF 291 116 58 58
* Sunday Peak Hour of Generation trip estimates were shown for information Duroose onlv and
not used in any subsequent analyses
First Baptist Church of Golden Gate CPA TIS
Page 3
1:\Projects\811\81134\Traffic\81134CPATIS_Ol.doc
TRIP DISTRIBUTION AND ASSIGNMENT
The traffic generated by the development was assigned to the adjacent roadways using the
information on the area, The proposed site-generated trip distribution is shown in Table 2, Since
the site access is a RI/RO on Santa Barbara Boulevard, all exiting trips with destinations north of
the access and entering trips with origins south of the access were assigned to adjacent U-turns
on Santa Barbara Boulevard, Exhibit 2 presents the trip distribution on the roadway network
Table 2
TRAFFIC DISTRIBUTION
Roadway sei"ment
Traffic
Distribution.
Santa Barbara Boulevard N of Copper Leaf Lane
Santa Barbara Boulevard N of Project Access
Santa Barbara Boulevard S of Project Access
Santa Barbara Boulevard S of 26th Avenue SW
50%
100%
100%
40%
Exhibits 3, 4 and 5 graphically present the AM, PM and Sunday Peak Hour site-related traffic
assignments,
SIGNIFICANCE TEST ANALYSES
According to Collier County Land Development Code (LDC) Section 6,02,02:
I'M. Significance Test: Impact for the impact traffic analysis purposes for a proposed development project will be
considered significant:
I. On those roadway segments directly accessed by the project where project traffic is equal to or greater
than 2% of the adopted LOS standard service volume;
2. For those roadway segments immediately adjacent to segments which are directly accessed by the
project where project traffic is greater than or equal to 2% of the adopted LOS standard service volume;
or
3. For all other adjacent segments where the project traffic is greater than 3% of the adopted LOS standard
service volume.
Once traffic from a development has been shown to be less than significant on any segments using the above
standards, the development's impact is not required to be analyzed further on any additional segments."
In other words, a project will have a significant and adverse impact on a state or regionally
significant roadway only if both of the following criteria are met: (I) the project will utilize 2
percent or more of the maximum peak hour service volume at the adopted level of service
standard for the adjacent and next to adjacent link, 3 percent for the other links; and (2) the
roadway is projected to operate below the adopted level of service standard,
First Baptist Church of Golden Gate CPA TIS
Page -4
1:\Projects\811\8113-4\Traffic\8113-4CPATIS_Ol.doc
Significance was estimated according to Collier County's 2/2/3 rule using the adopted link-
specific performance standard maximum service f10wrate (SFmax) contained in the AUIR in
accordance with Collier County practice, and the links were evaluated to determine whether
projected operation would be within County standards, The data resources used for this analysis
are shown in the Appendix, Table 3 presents the significance test results,
Table 3
SIGNIFICANCE TEST
From
AM PEAK HOUR PM PEAK HOUR
AM Peak! Project PM Peak i Project i
: Peak AUIR! ' Project Traffic as %[ Project ,Traffic as %l
, Dir. LOS Sedl Traffic of LOS Sed: Traffic ] of LOS Std':
Road $e2ments
To
Santa Barbara Green Boulevard Project Site Access NB 1,930, 4 0.2%: 4, 0.2%'
Boulevard SB 1,930 : 5 0.3% 4: 0.2%:
Santa Barbara Project Site Access Golden Gate Parkway NB 1,930 4 0.2% 4, O.2%!
,
: Boulevard SB , ,930 I 3 0.2%: 4, 0.2%'
To address Sunday traffic, the project's significance for Sunday peak hour is shown in Table 3A,
As can be seen, the Sunday peak hour traffic could be considered significant on the adjacent
roadway system, However, the Collier County Transportation Concurrency Management
System and the Annual Update and Inventory Report are based on weekday pm peak hour traffic,
Therefore, it is our opinion that this project should not be based on Sunday traffic for level of
service purposes, However, it would be reasonable to base turn lane requirements at the project
access on Sunday peak hour traffic, Also, if the turn tane requirements are based on Sunday
peak hour traffic, they should be based on the entire combined project size of approximately
19,700 sf or whatever is built at the time of SDP approvaL
Table 3A
SIGNIFICANCE TEST FOR SUNDAY PEAK HOUR
Sunday PK HR
AM Peak Project
Peak AUIR Project Traffic as %
Road Sef'ments From J:Q Dir. LOS Std Traffic of LOS Sed
Santa Barbara Green Boulevard Project Site Access NB 1,930 58 3,0%
Boulevard SB 1,930 58 3,0%
Santa Barbara Project Site Access Golden Gate Parkway NB 1,930 58 3.0%
Boulevard SB 1,930 58 3.0%
First Baptist Church of Golden Gate CPA TIS
Page 5
1:\Projects\81 1\81 I 34\Traffic\81 I HCPATIS_O I.doc
BACKGROUND AND TOTAL TRAFFIC VOLUMES
Background traffic volumes were developed using multiple sources. Specific Link volume data
were provided by the Collier County Transportation Department. Data reviewed included Collier
County AUIR for 2007, The Appendix contains copies of the applicable data used.
The Collier County AADT data on Santa Barbara Boulevard north of Golden Gate Parkway
shows negative growth in 2007, Per Collier County TIS guidelines a 2% growth rate were used
in background traffic projection analysis for Santa Barbara Boulevard, Buildout year 2013
background through traffic volumes on Santa Barbara Boulevard were projected from AUIR
2007 peak hour volumes and used in link LOS analysis in this report, This is the methodology
that is currently in use by Collier County for tracking the availability of reserve capacity on
specific roadway links as part of tlieir concurrency management efforts,
Table 4 presents the link-specific background traffic data with the information contained in the
Collier County AUIR table for 2007 and used in the link LOS analyses,
Table 4
BACKGROUND TRAFFIC VOLUMES
Based on Collier County AUIR Table for 2007
Road Sel'ments
From
To
# LOS
lanes $TD
LOS
Mox
Service
Directional
PK Hr Trip Total Remaining
Volume Bank Volume Capacity
Santa Barbara Boulevard
Green Boulevard Golden Gate Parkway
4D D
!,930
1,410
171 1,581
349
The background traffic with a growth rate of 2% were computed for the link and is shown in
Table 5, Table 5 presents the growth rate computational results,
Table 5
PROJECTED GROWTH RATE AND BACKGROUND TRAFFIC VOLUMES
Based on Historical ADT
Link
From
To
Growth
Rat~
DPK Hr Vol
2007 2Q11
REM peT of
CAPY CAPY CAPY
Santa Barbara Boulevard
Green Boulevard
Golden Gate Parkway
2.0% 1,410 1,5S8 1,930 342 82.3%
Hi<<oric31 AOT data used from Collier Counry Traffic Count 2007
First Baptist Church of Golden Gate CPA TIS
Page 6
t:\Projects\81 1\81 I 34\Traffic\81 I 34CPATIS_O I.doc
CAPACITY AND LEVEL OF SERVICE
LINK ANALYSES
Link Levels of Service were evaluated for both Background and Total Traffic conditions for this
project. The Performance Standard Maximum Service Flowrates (SFmax) for different roadway
segments were provided by the Collier County Transportation Planning Department with the
AUIR Table. Copies of these data are contained in the Appendix, Table 6 presents the link
analysis results,
Table 6
LINK LEVEL OF SERVICE ANALYSIS RESULTS
Road $el'ments
From
To
PM PEAK W/I Std
BKGD Project Total AUIR WIl Std BKGD +
Traffic Traffic Traffic LOS Std BKGD Project
Santa Barbara Boulevard
Santa Barbara Boulevard
Green Boulevard
Project Access
Project Access
Golden Gate Parkway
1,588
1,588
4
4
1,592 1.930
1,592 1.930
y
y
y
y
The analysis indicates that the estimated First Baptist Church of Golden Gate expansion site-
generated trips are projected to be less than the 2% of the SFm= of Santa Barbara Boulevard, and
that the estimated trips will have no adverse impact on any adjacent roadway link for the
weekday scenario, Sunday traffic is undefined at the County level but is generally much lower
during the Sunday peak hour than it would be during the weekday pm peak hour. Therefore, we
do not believe there is or will be any level of service issues with this project's Sunday peak hour
traffic,
Based on this analytical result, no further analyses are required, Appropriate turn lanes and the
two U-turn movements should be analyzed during the SDP process for this project.
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the proposed project.
First Baptist Church of Golden Gate CPA TIS
Pagel
1:\Projects\81 J\81 134\Traffic\81 I J4CPA TIS _0 '-doc
ApPENDIX
.
Collier County AUIR for 2007
Collier County Traffic Count Data 2007
Concurrency Segment Table dated 08/08/2007
.
.
First Baptist Church of Golden Gate CPA TIS
Appendix:
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Collier County
Average Daily Traffic (ADT) Counts
(Five Year HIstory Listed Alphabetically)
S n A. T
I n y
02 2003 2004 2005 2006 2007 Change
a mO p ADT
t e Location ADT ADT ADT IS.. ADT 06-07 (see
a 0 IS.. (See Note [See Note (See Note
I 1 7 Note 1) 1) 1) Not:e1t 11 Nolo 2)
0 I
.
541 Q San Marco Rd (eR 92) east of Collier Blvd (SR 9.51 7,537 7,152 Discant Dlscont. Discont.
542 Q San Marco Rd feR 92 west of Barfield Or 9752 12080 r~s::t~~lscont.
648 S Sanctuerv Rd north of Immokalee Rd rCR 6461 721 745 890 627 -
24~
Ii! 529 C Q ~mla Barbara Blvd north of Golden Gate Pkwv rCR B66) 25,749 24,030 24.6071 lolQ.
C an a ara v no 0 a 0 CRa56 :"C;;~(;;'i~ "'2lf,lllT 28,9591
528 C Q Santa Barbara Blvd south of Golden Gate Pkwv ICR 668) 28,914 28,471 28,967 30,079
511 Q Seanata Dr west of US 41 (SR 45\ ITamlamiTrail) 16,93P 16,200 13,292 17,1P8 15.309 -10.52%
720 S ShadCiwlawn Dr north of Davis Blvd tSR 84) 4,472 4,005 3,911 3,913 3,652 -6,67%
523 Q Shadowlawn Dr south of Davis Blvd IS. 64) 6,866 6,854 6,432 5,982 . 5,227 -12.62%
706 S TInertail Ct west of Collier Blvd (SR eB11 2,587 2,758 Dlscont Dlscont. Discont.
546 C Q US 41 (SR 451 at Lee Countv Line 38,280 :~;(.Wri~ .
564 Q US 41 (SR 45' north of Immokalee Rd ICR846\. 53,988 54,488 56,773 49,360 -13.06%
562 C a us 41 IS. 451 north of Pine Rldoe Rd rCR 6eBI 49,715 53,028 49 636 ..
577 a US 41 'SR 451 south of 99th Ave North 49,071 53,423 51,118 52,282 51,196 -2,P8%
561 C Q US 41/SR 45) south of Pine Rldoe Rd ( cA 6B6) 56,497 57,838 58,081 ,
563 a US 411SA 45) south of Vanderbill 8each Rd rCR 6621 46,390 49,739 45 504 40,877 -10,t7%
604 Q US411SR eo) east of AlrDort Rd (CR 31) 46,908 49,091 45,491
608 C Q US. 41 (SR SO) east of Collier Blvd (CR 951) 12,971 15,010 co. .'
545 Q US 4'rSR 90) ea6t of Davie Blvd (SR 64) 33,594 35,118 35,832 32,094 -10,43%
572 C Q US 41 (SR eOI east of R6ttleenake Ham Rd rCR 664 36,199 37 973 40,948
616 A US 41 (SR 90) east of SR 29/CR 29 5,098 4,113 4,360 3,950 3,897 -1.34%
571 C a US41 rSR ea' west of Collier Blvd(SR 951) .,' .c' 27,758
570 Q US 41 rSI'!SOI west of San Marco Rd (CR 62) 5,585 5,022 4,417
617 A US 41 (SR 901 west of SR29/CR 29 6,215 5,049 5,026 4,971 4,898 _1.47%
646 Q Vanderbilt Beach ExlCR 6521 ea5t of Pelican Ridoe 24,032 25,554 25,3021 ~,527 4,84%
579 C Q Vlinderbllt Beach Rd rCR 8S21 east ot Alroort Rd ICR 31) 27,734 24,599 ..oi
666 Q Vanderbilt Beach Rd. C~ 852) em of Goodletle Rd.ICR 851 25,761 ~~t;.~ 25,322 27,325 7,91%
630 C Q Vanderbilt Beach Rd CR S62) East ot Llvlnaslon Rd (CR 661) r~jj,""J: 26,756
668 C Q Vanderbilt Beach Rd CR 6621 east of Vlnevards Blvd 18,203 18,1551 18,732 j,. ."
580 C Q Vanderbilt Beach Rd CR Sa2) west of Collier Blvd rCR S51 11,247 12,099 13,638 '. .
629 C a vandeiblil Beach Rd ICR 652) West of Llvlnaston Rd rCR S611 ifit~m! .........;.
667 C Q Vlinderbllt Beach Rd ICR 6821 west of Oakes Blvd 23,072 28,351 :""
524 Q Venderbllt Beach Rd (CR 6821 wool of US 41/SR 45/Tamlaml Tn 20,036 . 20,680 20,080 19579 19,053 -2,68%
633 Q Vanderbilt Dr (CRSOn north af Vandeibllt Bch Rd (CR 662) 6,958 7.2231 7,526 5,506
578 Q Venderbilt Dr ICR 901\ north of 11'1th Ave North 10,863 11,4711I 12,368 9,624 8,197 -14,83%
548 Q Vanderbilt Dr (CR 901\ nOrth of Wioolns Pass Rd CR 8SBI 9,591 lP,685 8,435 7,349 -12.&8%
632 Q Vanderbilt Dr rCRS01' south o.f 111th Ave N 5,862 6,049 6.561 5372 4,542 -15.44%
640 A Vlnevards BlVd south of Vanderbilt Beach Rd ICR 8.21 8,42P 7,891 7,722 8,331 6,839 -17,91%
811 Q Westelex Rd west of North 1'5th St ISR 2i) 3,300 3,461 3,398 3,126 3,225 3,18%
670 Q WloalilS P.oe Rd ICR 8881 east of Vanderbilt Dr feR e01 4,836 5,611 6,513 5401 4,972 -7,96%
689 C Q Wlaalns P8SS Rd ICR 688) west of US 41 (SR 451 7.413 8,1~.;J 7,925 ,.
680 Q Willion Blvd north of Golden Gale 81vd feR 678) 8,259 10,348 9,388 -9.28%
676 Q Wilson Blvd north of Immokalee Rd reA 6451 1,578 ~,~1f(~ 1,648 1,833 1,556 -15.11%
681 Q Wilson Blvd south of Golden Gate Blvd 411 419 397 428 325 -23,92%
650 .Q Wilson Blvd south ot Immoklllee Rd ICR 6'. " 8877 9,757 9,084 9,234 U7%
709 S Wlnterberrv Dr east of ColiIer Blvd SR 9611 4,297 4,769 Discont Discont. Disconl
712 S WlnterberN Dr west of Barfield Dr 4,427 4,961 Discant 016cont. Discont.
703 S YelloWblrd St eest of BeldEaale. Dr CR 953) 1,636 1,772 Discont. Oiscont. Dlsconl
702 S Yellowblrd St south of Collier Blvd (SR eSll 2,261 2,498 Discont. Discont. Disconl
16%
NOTES:
1 N9ADTIslisled for stations having an anomaly.
2 No percentage Change 200&-07 i.listed for S1atlons having an anomaly.
laFgest Decrease In 2007 uamc
Average Change In 2007 trafflc
Largest Incl'&8B8 11'12007 traffic
..28.79%
-7.63%
18.Q1%
NOTES:
1, All staUons wllh an anomalle do nat allow an ADTi rltreren~e the Quarterly Report
2. The Change 06-0711 not shown Jf a station shows an anomalla.
Pages 3-80( 15
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FIRST BAPTIST CHURCH
OF GOLDEN GATE
Location Map
Exhibit 1
Date: 02-26-08
First Baptist Church of Golden Gate
2741 Santa Barbara Boulevard
500
o
500
Feet
Naples FL 34116
Vanasse
Daylor
Urban Planning
Lmdscape Arthill!tture
IivilEngineering
Traffic En~neering
ElWironmental Science
FlJ66
Sources: Collier County PA andAeria's Express, Inc, (Photo DaleJan. 2J07)
It is the end user's responsibmlyto verify the data contained hereon.
ProjeclNUl'T'lber:81134
Y:\Projects\800\811 \8113<f181134-Ex1. mxd
N
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,1J9.Hl.4MI JllWl.4&J6 February 2008 EXHIBIT 5
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lIalian American Plaza & Clubhouse
Agenda Item 4D
c:::.o~T c:::.oun1:.Y
-
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO:
COLLIER COUNTY PLANNING COMMISSION
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES
DIVISION, COMPREHENSIVE PLANNING DEPARTMENT
MARCH 17,2008
PETITION NO, CP-2006-7, ITALIAN AMERICAN PLAZA AND
CLUBHOUSE COMMERCIAL SUBDISTRICT GROWTH MANAGEMENT
PLAN AMENDMENT
[TRANSM/TTAL HEAR/NG]
AGENT/APPLICANT/OWNERS:
FROM:
HEARING DATE:
RE:
Agent:
Richard D, Yovanovich, Esq,
Goodlelte, Coleman & Johnson, P,A
4001 North Tamiami Trail, Suite 300
Naples, FL 34103
Agent:
Robert Duane, AICP
Hole Montes, Inc,
3800 Via Del Rey
Bonita Springs, FL 34134
Applicant and Owner:
Naples Italian American Club
1580 East 40th Terrace SW
Naples, FL 34116
GEOGRAPHIC LOCATION:
The subject property contains approximately 5,0 acres and is located at the southwest corner of
the intersection of Airport Road (CR 31) and Orange Blossom Drive, The property has
approximately 660 feet of frontage on Orange Blossom Drive and 330 feet of frontage on Airport
Road North (a.k,a., Airport-Pulling Road), The property lies within the North Naples Planning
Community in Section 2, Township 49 South, Range 25 East
REQUESTED ACTION:
This petition seeks to amend the Future Land Use Element (FLUE) and Future Land Use Map
(FLUM) of the Collier County Growth Management Plan to change the Urban Residential
Subdistrict designation in order to establish the Italian American Plaza and Clubhouse
Commercial Subdistrict in the Urban Mixed Use District, for a 20,000 square foot clubhouse and
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Italian American Plaza & Clubhouse
Agenda Item 4D
up to 26,000 square feet of commercial uses consistent with the General Office (C-1),
Commercial Convenience (C-2), Commercial Intermediate (C-3), and General Commercial (C-4)
zoning districts of the Collier County Land Development Code,
The proposed text change adds new Subdistrict language in the Urban Mixed Use District
[showing the petitioner's proposed amendments in strike-through/underline format, while current
Growth Management Plan language appears in plain text] as follows (this text is reflected in the
Resolution Exhibit A; staff-recommended alternative text is located at the end of this Report):
Proposed Future Land Use Element Text Amendment:
B. Urban Mixed Use District -
12. Italian American Plaza and Clubhouse Commercial Subdistrict
[page 52]
This Subdistrict is located on the southwest corner of Oranoe Blossom Drive and Airport-Pullino
Road, and consists of approximatelv 5 acres, The purpose of this Subdistrict is accommodate
existino institutional uses such as the Italian American clubhouse and supportino neiohborhood
office and retail to serve the nearbv communitv, Approximatelv 26,000 sJ, of floor area mav be
created for retail-office uses, in addition to UP to 20.000 sJ, for the clubhouse facilitv, The retail
and office uses shall be those in the C-1 throuQh C-4 zonino districts, The uses are not an
entitlement. Such uses will be further evaluated at the time of rezonino approval to ensure
appropriateness in relationship to surroundino properties, Such uses are intended to serve the
community in a settino desioned to be compatible with existino and future development in the
neiohborhood and providino access from the adiacent propertv to the south to Oranoe Blossom
Drive to minimize the impacts on the local street svstem,
PURPOSE I DESCRIPTION OF PROJECT:
The purpose of this project is to establish the "Italian American Plaza and Clubhouse
Commercial Subdistrict" so as to accommodate a future rezone to allow a larger clubhouse and
commercial development The petitioner proposes to provide a new clubhouse of 20,000
square feet in area, and 26,000 square feet for office, retail, and personal services typically
found in the C-1, General Office through C-4, General Commercial zoning districts,
SURROUNDING LAND USE. ZONING AND FUTURE LAND USE MAP DESIGNATION:
Subiect Site:
The subject property is currently the location of the Naples Italian American Club and zoned A,
Rural Agricultural District, with a PU, Provisional Use for "social and fraternal organization".
The Naples Italian American Club clubhouse has occupied the subject property for more than
30 years, The current Future Land Use Designation is Urban, Urban Mixed Use District, Urban
Residential Subdistrict. The site is located within the Traffic Congestion Area, as identified on
the FLUM, Also, the site is within the Northwest Transportation Concurrency Management Area
(TCMA), as identified in the Transportation Element of the GMP,
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Italian American Plaza & Clubhouse
Agenda Item 4D
Surroundina Lands:
N - ZONING: Across Orange Blossom Drive: A, Rural Agricultural, with an essential
services Conditional Use (CU) for governmental uses; beyond, the Buckley
Mixed-Use PUD for small-scale mixed-use development with pedestrian
orientation;
EXISTING LAND USE: Across Orange Blossom Drive, North Collier Government
Services Center and Collier County Library headquarters; beyond, the Buckley
Mixed Use MPUD, Emerald Lakes residential subdivision lies approximately 500
feet to the northwest of the subject property, vacant land (formerly a plant
nursery) comprising a portion of Longview Center PUD lies adjacently northeast,
and the Greek Orthodox Church lies approximately 600 feet to the northeast;
FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban
Residential Subdistrict; beyond, the Buckley Mixed-Use Subdistrict for small-
scale mixed-use development with pedestrian orientation;
S - ZONING: A, Rural Agricultural [also the subject site for CP-2006-08]; beyond,
Conditional Use for the Carlisle at Naples;
EXISTING LAND USE: Undeveloped and vacant; beyond, the access road to
The Carlisle at Naples ALF; Residential Land Uses beyond;
FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban
Residential Subdistrict;
E - ZONING: Across Airport Road: Lon9view Center PUD;
EXISTING LAND USE: Across Airport Road: Longview Center PUD/Tree Wizard
commercial nursery; beyond, Residential land uses;
FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Orange
Blossom Mixed Use Subdistrict;
w - ZONING: A, Rural Agricultural, with a Conditional Use (CU) for The Carlisle
(ALF) at Naples;
EXISTING LAND USE: Across Carlisle Court: Residential (ALF) Land Uses;
FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban
Residential Subdistrict.
STAFF ANALYSIS:
Comprehensive Plan Amendment - Data and Analvsis Reauirement
Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government
Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land
Development Regulations and Determinations of Compliance" sets forth the minimum data and
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Italian American Plaza & Clubhouse
Agenda Item 4D
analysis requirement for comprehensive plan amendments, More specifically, Section 9J-5.005
"General Requirements" delineates criteria for plan amendments in sub-section 9J-5,005 (2)
"Data and Analysis Requirements,"
Sub-section 9J-5,005(2) states in part that "All goals, objectives, standards, findings and
conclusions within the comprehensive plan and its support documents, and within plan
amendments and its support documents, shall be based upon relevant and appropriate data
and analysis applicable to each element To be based upon 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, , , the Department will
review each comprehensive plan [amendment] for the purpose of determining whether the plan
[amendment] is based on data and analyses described in this Chapter and whether data were
collected and applied in a professionally acceptable manner."
It is incumbent upon all applicants requesting comprehensive plan amendments to provide
supporting data and analyses in conjunction with any relevant support documents, It is not the
responsibility of Collier County staff to generate data and analysis for the applicant, aithough it
Is staff's responsibility to identify any shortcomings in the data and analyses during the
consistency review process and to request additional information that is deemed essential in the
review of the submitted request for a plan amendment Any outstanding deficiencies with
respect to data and analyses that may remain at the time of any requiSite public hearing are the
responsibility of the applicant. A detailed synopsis of the adequacy of the data and analysis
for the subject plan amendment is set forth with specificity below.
Environmental Impacts:
The petitioner prepared an Environmental Assessment which was submitted with this petition,
Application materials describe the subject property as "urban land in transition", and indicate the
predominant soils are primarily Ft Drum and Malabar fine sands, with Urban Lands along the
western property line (according to the Collier County Appraiser GIS mapping source), No
listed species habitats have been identified on the site,
Environmental review specialists with the Collier County Environmental Services reviewed the
assessment and found the proposal to be consistent with [applicable environmental provisions
in] the Growth Management Plan,
Historical and Archaeoloqicallmpacts:
Historic or archaeological resources have not been identified as present on the subject property,
based on a review of the Collier County Index of Historic/Archaeological Maps, and the site is
not identified on County Historical and Archaeological Probability Maps,
Traffic Capacitv/Traffic Circulation Analvsis:
The firm of TR Transportation Consultants, Inc, conducted a Comparative Traffic Analvsis which
was submitted with this petition, including the analyses typically provided in a Growth
Management Plan Amendment application.
The subject property is located at the southwest corner of Airport Road and Orange Blossom
Drive and proposes 26,000 square feet of office and retail space, and a 20,000 square foot
clubhouse facility. Levels of Service determinations were made based on Peak Hour, Peak
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Italian American Plaza & Clubhouse
Agenda Item 4D
Direction Service Volumes presented in the AUIR Traffic generated by existing club activities is
estimated to be 174 daily gross trips (2-way) and 18 PM Peak Hour gross trips, Proposed
commercial uses and club activities would produce 2,296 daily gross new trips (2-way) and 211
PM Peak Hour gross new trips,
The findings concluded that the impact of proiect traffic volumes on the roadwav network
surroundinq the proiect site is siqnificant. "Significant impact" is defined in Capital Improvement
Element (CIE) Policy 1.1,2 as any amendment to the Comprehensive Plan that will generate a
volume of traffic equal to or greater than 2% of the LOS of the impacted roadway,
Additionally, at least one segment will operate below its LOS standard and lacks peak hour
capacity sufficient to accommodate the projected trip generation for the subject property,
The Collier County Transportation Planning Department reviewed the traffic statement and
provided the following comments:
"Transportation staff has reviewed GMPA CP-2006-7, American Italian Plaza and
Clubhouse Commercial Subdistrict, and we have been unable to find the application
consistent with policy 5.1 of the Transportation Element of the GMP,
The adjacent roadway network has insufficient capacity to accommodate this project
throughout the five-year planning period.
. Orange Blossom Drive west of Airport Road currently has a service volume of
850 vehicles, with a remaining capacity of 53 trips between Goodlette-Frank and
Airport Road; and is currently operating at LOS "E" as stated in the 2007 Annual
Update and Inventory Report (AUIR),
. Orange Blossom Drive east of Airport Road currently has a service volume of
920 vehicles, with a remaining capacity of approximately 123 trips between
Livingston Road and Airport Road; and is currently operating at LOS "D" as
stated in the AUIR
Both segments are shown by the traffic analysis to be over capacity within the five-year
planning period,
The proposed GMP Amendment would produce 211 PM peak-hour trips, of which 22 will
make use of the portion of Orange Blossom Drive west of Airport (11 trips to the east).
The adjacent roadway network is shown to have insufficient capacity throughout the five-
year planning window to accommodate this project."
Policy 5,1 of the Transportation Element of the GMP states, "[t)he County Commission will
review all rezone requests, SRA designation applications, conditional use petitions, and
proposed amendments to the Future Land Use Element (FLUE) affecting the overall County-
wide density or intensity of permissible development, with consideration of their impact on the
overall system, and shall not approve anv such reauest that sianificantlv impacts a roadwav
seament alreadv operatina and/or proiected to operate at an unacceptable Level of Service
within the five vear p/annina period, unless specifiC mitigating stipulations are approved. Traffic
analyses to determine significant project impact shall use the following to determine the study
area:
[emphasis added)
-5-
Italian American Plaza & Clubhouse
Agenda Item 4D
a, On 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;
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,"
Staff is not in the practice of recommending that mitigating stipulations be approved to
accommodate unplanned development. Nonetheless, specific mitigating stipulations would be
required if the approval of the new Commercial Subdistrict is considered, The petitioner has
proposed specific mitigation language for one such stipulation, as follows:
The subiect propertv cannot be issued certificates of occupancv until the propertv owner
enters into a Development Contribution Aoreement with the Collier Countv Board of
Commissioners to pav a proportionate share of improvements to Oranoe Blossom Drive,
which is scheduled to fail inside the 5 vear plan nino period, and the intersection of
Oranoe Blossom Drive and Airport-Pullino Road as mitioation for their impacts to the
intersection and the local network,
Other factors must be considered: CP-2006-7 is not the only GMP amendment presently
proposed where commercial development introduces unplanned traffic onto Airport Road, or
into the intersection of Orange Blossom and Airport, Both proposed amendments to the FLUE
(06-7 and 06-8) are experiencing difficulty accessing the adjacent roadway network that has
insufficient capacity to accommodate the projects throughout the five-year planning period,
These complications are entirely avoidable if commercial land uses are developed where they
are planned and sufficient traffic capacity can accommodate the project
Public Facilities Impact:
The petitioner prepared Public Facilities calculations which were submitted with this petition,
Application materials provided a peak water demand and sewer use figure of 5,925
gallons per day, and; an average demand of 3,950 gpd, The Italian American Plaza and
Clubhouse Commercial Subdistrict property is in the Collier County Water & Sewer
District. Potable water and sanitary sewer services will be provided by the District's
systems,
According to application materials, the 3,950 gpd figure is comparable to an average
residential population of 21, or 8,5 dwelling units, In comparison, the subject property
could qualify for up to 16 units per acre, or 80 dwelling units total under the Urban
Residential Subdistrict in which it currently lies, Therefore, the proposed land uses
constitute reductions in potential potable water and sanitary sewer impacts,
The County's Density Rating System is applicable to the subject property, Staff points out the
subject property may actually qualify for up to 3 units per acre, or 15 dwelling units total under
the Urban Residential Subdistrict in which it currently lies, Even this adjusted base density of 3
residential dwelling units per gross acre is not an entitlement, but may be allowed (4 du/ac base
density - 1 du/ac Traffic Congestion Area = 3 du/ac adjusted base density), The base level of
-6-
Italian American Plaza & Clubhouse
Agenda Item 4D
residential density [of 4 du/ac] may be adjusted through density bonuses depending on the
location and characteristics of the property, These density bonuses are discretionary, not
entitlements, and are dependent upon meeting specific bonus criteria, Bonus density may be
added for projects: providing affordable-workforce housing [for up to 8 more residential dwelling
units per gross acre]; developed as a residential in-fill project [for up to 3 more residential
dwelling units per gross acre]; and, for meeting other bonus criteria,
Comparing the application's residential equivalency figure of 8,5 dwelling units, to the adjusted
base residential density of 15 dwelling units, would result with a significantly lesser increase in
potential potable water and sanitary sewer impacts,
Facilities review specialists with the Collier County Public Utilities Services reviewed the
calculations and provided the following comment:
"No objection; per the 2005 Water & Wastewater Master Plan Updates, the project
location is within Collier County Water-Sewer District.
Based on a review of the County's GIS system there are an existing 12-inch water main
and 24-inch force main on Orange Blossom. In addition, there are in existing 16-inch
water main and 20-inch force main on Airport Road to serve this project. Hydraulic
analysis connecting to the County water and sewer system will be required at the time of
the Rezone, Site Development Plan or similar processes,"
This petition will result in increased impacts upon some other Category A public facilities
besides roads (potable water, sanitary sewer, drainage, and solid waste), but these impacts will
not be "significant" (generating potential for increased County-wide population greater than 2%
of the BEBR medium range population projections for Parks, Solid Waste, Water, Sewer and
Drainage facilities, as defined in Policy 1.1,2 of the CIE and other applicable Growth
Management Plan Elements), For water and sewer, the proposed development will demand
3,950 gallons per day, However, for some public facilities, such as park facilities, the impacts
will be lessened since this is not a residential project. Utilizing the level of service standards
identified in the CIE, the proposed uses will not result in a significant impact on Category A
public facilities, besides roads,
Appropriateness of Chanoe:
The practicality of the petitioner's proposed Subdistrict is to be established through an
evaluation of population growth, commercial inventory and infrastructure development in the
surrounding areas to ascertain sufficient need for the proposed land use, and that this is the
appropriate location to meet that need,
Commercial Development
A trend toward commercial development is evident in the area immediately surrounding the
proposed commercial Subdistrict Plus, commercial activities are evident at a more-distant
radius' planning area from the proposed Subdistrict, as follows:
. Longview Center PUD (14,73 acres/143,500 sq, ft, of commercial) in the Orange
Blossom Mixed Use Subdistrict [immediately east] - 100% undeveloped
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--~--"'^'
Italian American Plaza & Clubhouse
Agenda Item 4D
. Buckley Mixed Use PUD (22,84 acres/171 ,300 sq. ft. of C-1 through C-3 commercial)
in the Buckley Mixed Use Subdistrict [0,125 mile north] - 100% undeveloped
. Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acres/72,OOO
sq, ft. of commercial) in the southwest quadrant of the Mixed Use Activity Center
Subdistrict (MUAC 11) [0,50 mile north at the Vanderbilt Beach - Airport intersection]-
99% developed
. Vineyards PUD/DRI (75,86 acres/600,000 sq. ft, of commercial) in the southeast
quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0,50 mile north at the
Vanderbilt Beach - Airport intersection] - 82% developed
. Pelican Marsh PUD/DRI (80 acres/331 ,400 sq, ft. of commercial) in the northwest and
northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0,75 mile
north at the Vanderbilt Beach - Airport intersection] - 100% developed
. Pine Air Lakes PUD/DRI (104,29 acres/1 ,075,000 sq, ft. of commercial in the Pine Air
Lakes DRI) in the Mixed Use Activity Center Subdistrict (MUAC 13) [0,75 mile south at
the Naples Boulevard - Airport intersection] - 43% undeveloped
. Carillon PUD (24 acres/319,000 sq, ft, of commercial) in the Mixed Use Activity Center
Subdistrict (MUAC 13) [1,25 miles south at the Pine Ridge - Airport intersection] - 84%
developed
. 221 additional acres of commercially zoned land, industrially zoned land and
commercial PUDs in the four quadrants of Mixed Use Activity Center Subdistrict 13 [from
Corporation Boulevard south to the Pine Ridge - Airport intersection]
Source: March, 2008 Planned Unit Development (PUD) Master List (prepared and maintained
by the Collier County Engineering Department).
'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are
commercial components of the Future Land Use Element and are counted toward the inventory
of land available for development, even if they are not yet zoned commercial.
Commercial Demand Analvsis:
The firm of Fraser and Mohlke Associates, Inc, conducted a Market Conditions Studv analyzing
market conditions within the Central Naples, North Naples and Urban Estates Planning
Communities (PCDs). This analysis provided an overall context for assessing the basic goods
and services requirements of the emerging population within an area beginning at the Gulf of
Mexico shoreline, extending easterly along the Lee-Collier County line to 1-75, then the
boundary turns south to run along 1-75 to Radio Road, then turns west to run along Radio Road
to the Gulf, then north along the shoreline to complete the boundary - the "North/Central Collier"
area, The findings of the study are as follows:
1, Growth in North/Central urban Collier County is projected to increase to approximately
one and one-half (1,5) times the population of the Central Naples, North Naples and
Urban Estates PCDs during the period 2005 to 2015, This area is projected to grow
57.9 percent from 112,807 persons in 2005 to 178,134 persons in 2015 - an increase of
- 8-
Italian American Plaza & Clubhouse
Agenda Item 4D
65,327 persons, according to October, 2005 estimates and projections provided by the
County's Comprehensive Planning Department.
2, There is a clear demonstration of potential market support from an emerging population
within a Primary Trade Area (PTA) extending to approximately a two mile radius - along
Livingston and Airport Roads, generally to Immokalee Road (N), 1-75 (E), Pine Ridge
Road (S), and Airport Road (W) - estimating that 6,421,642 Supportable Square Feet
(SSF) on 737,10 Supportable Acres (SA) will be needed to provide the personal services
of future residents, [Please note that Collier County generally follows the Urban Land
Institute (ULI) guideline of a radial1,S mile distance to describe "Neighborhood" market
areas.]
Further, the market conditions study utilized land-use data from the 2005 Collier County
Commercial Land-Use Inventory to document the need for new commercial facilities near the
studied North/Central Collier residential communities by examining the present pattern of
commercial development along the 2,0 mile Pine Ridge Road corridor, from Airport Road east to
its intersection with 1-75, The inventory demonstrated:
1, Commercial buildings with floor areas totaling 570,282 square feet are located along the
2-mile Airport Road corridor, approximating one-sixth the 3,723,671 square feet of
commercial space recorded for the entirety of the North/Central Collier area in 1995,
2, Substantial new residential construction, supported by the area's expanding roadway
network, is accelerating demand for accessible, well-located commercial centers
providing for the personal service and office needs of future residents,
3, Land uses consistent with the purpose and intent of the Subdistrict and applicable
zoning standards have been identified as appropriate for Subdistrict development.
The study summarized:
. The study demonstrates that this [commercial development] is in the best interest of
those living within the primary trade area, and that a convenience center be developed
on available acreage adjacent to the present site of the Italian American Club;
. The site on Orange Blossom Drive can provide expanded shopping opportunities not
only for local residents and the traveling public, but also to those persons visiting the
Collier County Main Library and the adjacent North Naples Satellite Branch Office;
. The study contends that in instances where conventional C-4 zoning is permitted within
already developed shopping centers proximate to the primary trade area, it may be
appropriate to permit a limited array of C-4 uses outside existing centers; and,
. Expansion of commercial development to provide needed goods and services to
residents of the primary trade area will likely be driven by the spacing requirements of
supermarket and drug store chains; the impact of other surrounding commercial and
residential development; the unannounced plans of land owners to develop parcels now
earmarked, but currently undeveloped, for commercial uses; and whether the road
network can continue to accommodate increased automotive traffic.
It should be noted that orowth has trended downward since the orowth proiections and
summarv statements used in the analvsis were prepared, The population figures are no longer
- g-
Italian American Plaza & Clubhouse
Agenda Item 4D
valid based on change in 2006 to 2007 market conditions, as compared below, Although some
observers have characterized growth with saying 'more people [are] leaving than coming' [to
Collier County], and has "stagnated", it is more accurate to say that the rate of growth has
notably declined, The anecdotal evidence seems overwhelming. Related to this real estate
market stagnation and growth decline is the number of vacant dwelling units being carried for a
longer period, Both the growth rate and vacancy rates effectively depress the results reported
in this Market Conditions Study, and postpone or eliminate the need for additional commercial
space.
Staff has provided comparison data taken from the 2007 Commercial Inventory data, which was
not available prior to submission of this petition, The findings of the updated reference sources
are as follows:
The Central Naples, North Naples and Urban Estates Planning Community Districts presently
supply an inventoried 12,683,223 developed GLA [over 6,421,642 PTA Supportable Square
Feet (SSF)] and an inventoried 1,892,26 developed commercial acres [over 737,10 PTA
Supportable Acres (SA),
Commercial Inventory data indicates that 10,374,579 square feet of all developed GLA provide
C-1 through C-4 commercial uses plus the commercial portions of PUDs, The number of
developed GLA is 2,936,708 square feet when inventorying only the C-1 through C-4 uses,
Finally, the number of developed GLA is 1,166,006 square feet when inventorying only the C-1
through C-3 commercial uses, Not only is there a sufficient amount of commercial land
available to support the emerging population, it would appear the rate of growth is lower than
could be projected using 2005 data, as follows:
1, Growth in north-central urban Collier County is projected to increase to only about one
and one-quarter (1,25) times the population of the Central Naples, North Naples and
Urban Estates Planning Community Districts (PCD) during the period 2005 to 2015, [and
to 2020]. This area is projected to grow 27,2 percent from 112,127 persons in 2005 to
142,704 persons in 2015 - an increase of just 30,577 persons, according to October,
2007 adjusted estimates and projections provided by the County's Comprehensive
Planning Section, [This area is projected to increase by another 14,111 persons by
2020, to 156,815 persons in 2020 - about 9 percent growth,]
<The population projection methodology used in the CIE has been revised from using high-
range BEBR figures to medium-range (in the adopted EAR-based GMP amendments),
2. Recently prepared BEBR figures indicate a further decrease reflecting a population
growth slow-down, lowering these growth projections by a simple extrapolation, This
area is projected to grow 25,2 percent from 112,127 persons in 2005 to 140,420 persons
in 2015 - an increase of just 28,293 persons, according to February, 2008 adjusted
estimates provided by the County's Comprehensive Planning Section, [This area is
projected to increase by only another 13,885 persons by 2020, to 154,305 persons in
2020 - again, just 9 percent growth,]
Staff has provided additional current comparison data for a one-mile radius from the subject
property, Within one mile, more than 181 acres and 1,2 million square feet of gross leasable
floor area in existing commercial development are present Another 94 acres of approved
commercial land is vet to be developed, These figures show a surplus of active and available
- 10-
lIalian American Plaza & Clubhouse
Agenda Item 4D
commercial land and floor space, and renders amendments to the FLUE to create greater
surplus unnecessary,
Permanencv of Boundarv of "Italian American Plaza and Clubhouse Commercial Subdistrict" if
the reauested amendment to the Urban Mixed Use District is aranted:
The granting of this amendment would create a permanent rectangular Commercial Subdistrict
boundary in the southwest quadrant of this intersection, This Subdistrict boundary would be
surrounded with urban density residential development, civic and commercial land uses, These
commercial properties are either vacant or not fully developed for the purposes allowed by their
approved zoning, Approval of this amendment will likely have the affect of encouraging future
requests for amendments and rezones to allow commercial development on vacant residential
properties in this quadrant of the Airport Road/Orange Blossom Drive intersection,
The segment of Airport Road between Vanderbilt Beach Road and Pine Ridge Road is
anchored at each of these intersections by Mixed Use Activity Center (MAUC) Commercial
Subdistricts, The MUACs in urban Collier County are judiciously planned to provide for ample
commercial development opportunities, They are purposely sized, arranged and separated to
discourage and avoid over commercialization strip development.
Other Considerations:
Staff has provided a statement in previous reports for other Subdistrict requests [including CP-
1999-4, Orange Blossom Mixed Use Subdistrict and CP-2001-2, Buckley Mixed Use Subdistrict]
expressing their concern about unplanned commercial development, stating "In staff's opinion,
approval of this amendment may result in nearby properties seeking higher densities, or non-
residential uses, for compatibility purposes", Their position was accurate, as evidenced by CP-
2006-7, The previous statement is reiterated here, and emphasized, adding that the approval of
commercial development or other non-residential uses where none is planned is in direct
conflict with the creation and purposes of the Urban Residential Subdistrict and MUAC
designations, Staff does not believe this is an appropriate location for the proposed commercial
uses.
The existing FLUM designation allows for viable uses on the subject site, including the existing
use, Allowable uses include residential development, a variety of community facility uses,
recreation and open space uses, and institutional uses, e,g" child care facilities, churches and
places of worship, assisted living facilities, adult care facilities, nursing homes, social and
fraternal organizations [existing use], private schools and essential services,
Sufficient commercial land to serve neighborhood residents' needs is approved in the immediate
area but has yet to be developed, on properties with fewer limitations and better vehicular
access,
Neiahborhood Information Meetina Svnopsis:
The Neighborhood Information Meeting (NIM) required by LDC Section 10,03,05 F was
conducted February 11, 2008, after the agent/applicant duly noticed and advertised the
meeting,
Eighteen people attended the NIM, held in the Naples Italian American Club clubhouse, and
heard the following information:
- 11 -
Italian American Plaza & Clubhouse
Agenda Item 4D
The subject property has been used as a club facility for a fraternal organization since the early
1970s, The petitioner proposes to replace the existing clubhouse with new construction, and
provide a maximum of 26,000 square feet for office, retail, and personal services typically found
in the C-1 through C-4 commercial zoning districts, The new two-story clubhouse would be
situated near the site's westerly entry/exit from Orange Blossom Drive, while the new single-
story commercial building would be situated near the site's present easterly exit from Orange
Blossom. This easterly access point is expected to be removed,
The southerly abutting five-acre property was mentioned as another GMPA proposal for
creating a commercial subdistrict. At least one speaker thought commercial activities should be
more limited, as these proposals could be indicative of unwanted strip commercial development
Discussion took place about the potential intensity of commercial land uses,
More discussion surrounded traffic concerns, as the subject property is located at the Airport _
Orange Blossom intersection, Attendees also identified awkward traffic maneuvers created by
the median design along Airport Road, particularly for traffic using the small number of
southbound turn lanes to perform u-turns to proceed northbound and access the larger number
of driveways to businesses and developments on the east side of Airport Road,
Petitioner's transportation consultant was present, but he was not asked to address any direct
questions,
Petitioner's agent explained that addressing these problems may include any number of
methods to accommodate the new commercial traffic, Differences were discussed between
traffic patterns generated by activities on the subject property if not integrated with the southerly
abutting property and the traffic patterns if they were integrated as one development.
One speaker pointed out that the southerly abutting property [owners] may not be able to
partner with the subject property to provide access or interconnection points, Alternative
proposals to commercial development were discussed, If the new clubhouse was not built, then
the club would maintain their forty-year old facility for a longer time,
[Synopsis prepared by C, Schmidt, AICP, Principal Planner)
LEGAL CONSIDERATIONS:
This Staff Report has been reviewed and approved by the County Attorney's Office,
FINDINGS AND CONCLUSIONS:
. Based upon total existing commercial inventory in the primary trade area, staff believes
there is a not a need for additional commercial development to serve the surrounding
communities, and over-saturating the market is not in their "best interest", More than
314,000 square feet of approved gross leasable floor area in the immediate vicinity have
yet to be developed,
. The magnitude and scale of this project (26,000 square feet of gross leasable floor area
of C-1 to C-4 uses) is similar to neighborhood commercial development at or below the
lower limits of size, but above the typical limits in intensity,
- 12-
Italian American Plaza & Clubhouse
Agenda Item 4D
. The closest commercial zoning (and future development) is across Airport Road to the
east (Longview Center PUD in the Orange Blossom Mixed Use Subdistrict), These new
businesses along with those to be developed in the Buckley Mixed Use PUD are already
positioned to provide the "expanded shopping opportunities" to potential customers,
. The proposed uses will allow development generally compatible with uses on
surrounding properties, but should not develop more-intensely than those otherwise-
compatible neighbors,
. The subject site has residential development options of up to 16 units per acre utilizing
the available density bonuses, and is eligible for institutional uses
(adult living facilities, child care, churches, private and public schools), social and
fraternal organizations, parks and recreational facilities, agricultural uses, and other uses
generally allowed throughout the Urban Mixed Use District
. Any expansion of commercial development should be driven by the pOlicies and
provisions of the Future Land Use Element of the Growth Management Plan, not by
speculative development eager to meet the spacing requirements of supermarket and
drug store chains,
. The subject site abuts a principal urban arterial road and a minor urban collector road -
Airport Road and Orange Blossom Drive, respectively. Certain segments cannot provide
sufficient capacity to accommodate additional commercial development, and cannot
"continue to accommodate increased automotive traffic".
. The Market Study conducted by the firm of Fraser and Mohlke Associates, Inc"
substantiates the need for well-located commercial centers providing for the personal
service and office needs of the emerging resident population in the Primary Trade Area,
but has grown outdated and less relevant.
. The practicality of the proposed Subdistrict is not sufficiently nor compellingly
established,
STAFF RECOMMENDATION:
That the CCPC forward Petition CP-2006-7 to the BCC with a recommendation not to transmit
to the Florida Department of Community of Affairs, for the reasons stated above,
However, if the Planning Commission determines that a recommendation of approval is
warranted, staff recommends modifications to the proposed language, noted below in double
strike-through/double underline format, as follows:
C. Urban Commercial District
[Page 63]
11. Italian American Plaza and Clubhouse Commercial Subdistrict
This Subdistrict consists of approximatelv 5 acres and is located on the southwest corner of
Oranae Blossom Drive and Airport Road. TRB ilWrll€lSB €lf This Subdistrict is !iSS€l~~€lB!itB
allQws. existina institutional uses, such as the Italian American ctu.b clubhouse and supportina
neiahborhood effi88 8FH~ r;;etail commercial to serve the nearby community. AOBrSHimetel'; A
maximum of 26,000 IF.f, souare feet of floor area mav be SfB!itBB constructed for fBt!iil €lffi8B
commercial uses, in addition to tIIl-kl a maximum of 20,000 IF.f, square feet for the clubhouse
facilitv, The rBt!iil !iRB €lffisB commercial uses shall be limited to those allowed in the C-1
throuah G4 C-3 zonina districts as identified in the Collier Countv Land Develooment Code
Ord No 04-41 as amended. TR8 ~B88 BFa Rst 8r;1 8Rtitlem8Rt. i:MBj;;} \:J888 will and will be
- 13-
Italian American Plaza & Clubhouse
Agenda Item 4D
further evaluated at the time of rezonino 8BIlrllv81 to ensure 8BIlrllBri8t8Fl888 iFl r818tillFl8101ill te
comoatibilitv with surroundina orooerties. EWgR ~888 are iFlt8A8e8 1a 88R.'8 tR8 e8mm~r;!Iit.: iR B
88ttiFlll Traffic and parkino areas buildinos and structures. landscaoe bufferino and open areas
and other uses shall be desioned in such a manner as not to B8 8ll""881ili18 'uitlo1 8l1i8tiFlll 8RB
flcltl:;lF8 ger.-BloemeR! iR 1R8 A8i8RB8rR988 aRe Bnr:ieiA8 imoede or interfere with access from the
adiacent propertv to the south to Oranoe Blossom Drive to minimize the impacts on the looaI
surroundino street svstem, The development of this Subdistrict shall be ooverned bv the
followino criteria'
a Rezones are encouraoed to be in the form of a Planned Unit Develooment
h. The developer shall be responsible to pursue pedestrian interconnections to access
oroperties adiacent south and west and shall incoroorate them into the overall site
desion
c. The subiect prooertv cannot be issued certificates of occupancv until the propertv owner
enters into a Develooment Contribution Aoreement with the Collier Countv Board of
Commissioners to pav a prooortionate share of imorovements to Oranoe Blossom Drive
which is scheduled to fail inside the 5 vear plannino period and the intersection of
Oranoe Blossom Drive and Airoort-Pullino Road as mitioation for their impacts to the
intersection and the local network
d. The developer shall be responsible for discontinuino anv use of and ohvsicallv c1osino-
off the existina easternmost vehicular access drive onto Oranoe Blossom Drive before a
certificate of occupancv can be issued for anv further develooment or redevelopment of
the site,
e. All principal buildinos shall be set back a minimum of one (1) foot from the Subdistrict
boundaries for each foot of buildino heioht
1, Development within the Subdistrict shall have common site sionaoe and buildino
architectural elements
Policy 1.1
[Page 12]
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
C. URBAN - COMMERCIAL DISTRICT
11. Italian American Plaza and Clubhouse Commercial Subdistrict
. add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts.
- 14-
Italian American Plaza & Clubhouse
Agenda Item 4D
FUTURE LAND USE MAP SERIES
[added next in order]
Italian American Plaza and Clubhouse Commercial Subdistrict
include a new inset map depicting the Subdistrict, in addition to revision to the respective FLUM,
Do NOT number the inset map, only provide map title,
I. URBAN DESIGNATION
[Page 27]
Italian American Plaza and Clubhouse Commercial Subdistrict
. add name of that inset map in FLUE text where various Subdistricts that allow non-
residential uses are listed (in FLUE, Urban Designation, l(b)(12), p, 27),
FUTURE LAND USE MAP SERIES
[Page 124]
Italian American Plaza and Clubhouse Commercial Subdistrict
. add name of that inset map in respective Element where FLUM Series is listed.
A SECOND AL TERNA TIVE, preferred by staff if the Planning Commission determines that a
recommendation of approval is also warranted for CP-2006-8, is that these two petitions be
combined into a single Subdistrict comprised of a northerly and a southerly 'tract'. The
requested uses and square footage for each tract could remain the same as recommended in
staff's alternative text, including the clubhouse use and square footage for the subject site, or,
the northerly tract. However, commercial uses intensity for both tracts would be limited to C-1
through C-3, those uses most often associated with neighborhood commercial uses.
-15-
Italian American Plaza & Clubhouse
Agenda Item 4D
Prepared By: \ Date: US .AA().Ac,h at)
Corby L Sch idt, AICP, Principal Planner
Comprehensi e Planning Department
Reviewed By:
~~"
\ /, vdl
~I' it
(
,
l/\/'-~--
Date:
~ 5--@')/
David C, Weeks, AICP, Planning Manager
Co:;C:;;PI""zr~rtm."'
Randall J, Cohe , AICP, Director
Comprehensive Planning Department
Reviewed By:
Date:
~-s-c?
Reviewed By: 2{l(i ~~.u. ,JJJ~):;i..iiJ';{-/2:Uw.."",,' Date:
Marjo' M, Student-Stirling , :
Assistant County Attorney
Office of the Collier County Attorney
3js; u a
Approved By:
ph K, Schmitt, Administrator
munity Development and Environmental Services Division
Date: ~~~f'"
PETITION NO,: CP-2006-7
Staff Report for the March17, 2008 CCPC Meeting,
NOTE: This petition has been scheduled for the April 15, 2008 BCC Meeting,
COLLIER COUNTY PLANNING COMMISSION:
Mark p, Strain, Chairman
- 16-
Airport/Orange Blossom
Agenda Item 4E
Co~-y Coun'ty
.., -
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO:
FROM:
COLLIER COUNTY PLANNING COMMISSION
HEARING DATE:
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES
DIVISION, COMPREHENSIVE PLANNING DEPARTMENT
MARCH 17, 2008
PETITION NO, CP-2006-8, AIRPORT/ORANGE BLOSSOM
COMMERCIAL SUBDISTRICT GROWTH MANAGEMENT PLAN
AMENDMENT
[TRANSMITTAL HEARING]
RE:
AGENT/APPLICANT/OWNERS:
Agent:
Dwight Nadeau
RWA,lnc,
4001 North Tamiami Trail, Suite 300
Naples, FL 34103
Applicant and Owner:
Michael Corradi
1580 East 40th Terrace SW
Naples, FL 34116
GEOGRAPHIC LOCATION:
The subject property contains approximately 5.0 acres and is located approximately 330 feet
south of the southwest corner of the intersection of Airport Road (CR 31) and Orange Blossom
Drive, The property has approximately 330 feet of frontage on Airport Road North (a.k.a"
Airport-Pulling Road). The property lies within the North Naples Planning Community in Section
2, Township 49 South, Range 25 East.
REQUESTED ACTION:
This petition seeks to amend the Future Land Use Element (FLUE) and Future Land Use Map
(FLUM) of the Collier County Growth Management Plan to change the Urban Residential
Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict
in the Urban Mixed Use District, for up to 50,000 square feet of commercial uses.
The proposed text change adds new Subdistrict language in the Urban Mixed Use District
[showing the petitioner's proposed amendments in strike-through/underline format, while current
- 1 -
Airport/Orange Blossom
Agenda Item 4E
Growth Management Plan language appears in plain text] as follows (this text is reflected in the
Resolution Exhibit A; staff-recommended alternative text is located at the end of this Report):
Proposed Future Land Use Element Text Amendment:
B. Urban Mixed Use District -
Airport/Oranae Blossom Commercial Subdistrict
[page 43]
This subdistrict is located on the west side of Airoort Road. south of the intersection of Airoort
Road and Oranqe Blossom Drive, consistinq of aooroximatelv 5,0 acres of land, The intent of
the Airoort/Oranqe Blossom Subdistrict Commercial [sic] is to provide convenient shoooinq.
oersonal services, and emolovment for neiqhborinq residential areas. The Airoort/Oranqe
Blossom Commercial Subdistrict will reduce drivinq distances for neiqhborinq residents and
assist in minimizinq the road network required in this Dart of Collier Countv, This subdistrict is
further intended to create a neiqhborhood focal point and the orooertv will be desiqned in a
manner to be comoatible with existinq and future residential and institutional develooment in the
neiqhborhood.
Develooment intensitv for this subdistrict shall be limited to a maximum of 50,000 square feet of
qross leasable commercial area,
Rezoninq shall be in the form of PUD zoninq and must contain develooment standards to
ensure that all commercial uses will be comoatible with neiqhborinq residential and institutional
uses, In addition to retail uses and other uses oermitted in the Plan, financial institutions,
business services, and orofessional and medical offices shall also be oermitted, Retail uses
shall be limited to a sinqle story, and financial services and offices shall be limited to three
stories, All orincioal buildinqs shall be set back a minimum of one (1) foot from the subdistrict
boundaries for each foot of buildinq heiqht. Develooment within the subdistrict shall have
common site, siqnaqe and buildinq architectural elements,
PURPOSE / DESCRIPTION OF PROJECT:
The purpose of this project is to establish the "Airport/Orange Blossom Commercial Subdistrict"
so as to accommodate a future rezone to allow commercial development The petitioner
proposes to provide a maximum of 50,000 square feet for office, retail, and personal services
typically found in the C-1, General Office through C-4, General Commercial zoning districts,
The proposed project is planned to allocate 30,000 square feet to retail uses and 20,000 square
feet to commercial office space,
SURROUNDING LAND USE. ZONING AND FUTURE LAND USE MAP DESIGNATION:
Subiect Site:
The subject property is currently vacant and zoned A, Rural Agricultural District. The current
Future Land Use Designation is Urban, Urban Mixed Use District, Urban Residential Subdistrict.
The site is located within the Traffic Congestion Area, as identified on the FLUM, Also, the site
is within the Northwest Transportation Concurrency Management Area (TCMA), as identified in
the Transportation Element of the GMP,
-2-
Airport/Orange Blossom
Agenda Item 4E
Surroundinq Lands:
N - ZONING: A, Rural Agricultural, with a Provisional Use (PU) for a "social and
fraternal organization" club facility [also the subject site for CP-2006-07]; Across
Orange Blossom Drive: A, Rural Agricultural, with an essential services
Conditional Use (CU) for governmental uses; beyond, the Buckley Mixed-Use
PUD for small-scale mixed-use development with pedestrian orientation;
EXISTING LAND USE: Naples Italian American Club clubhouse, Across Orange
Blossom Drive; North Collier Government Services Center and Collier County
Library headquarters; beyond, the Buckley Mixed-Use PUD; Emerald Lakes
residential subdivision lies approximately 1,000 feet to the northwest of the
subject property, vacant land (formerly a plant nursery) comprising a portion of
Longview Center PUD lies approximately 600 feet to the northeast, and the
Greek Orthodox Church lies approximately 1,100 feet to the northeast;
FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban
Residential Subdistrict; beyond, the Buckley Mixed-Use Subdistrict for small-
scale mixed-use development with pedestrian orientation;
S - ZONING: A, Rural Agricultural, with a Conditional Use for the Carlisle at Naples;
EXISTING LAND USE: Carlisle Court, the access road to The Carlisle at Naples
ALF; Across Carlisle Court: Undeveloped and vacant; Residential Land Uses;
FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Urban
Residential Subdistrict;
E - ZONING: Across Airport Road: Longview Center PUD;
EXISTING LAND USE: Across Airport Road: Longview Center PUD/Tree Wizard
commercial nursery; beyond, Residential land uses;
FLUM DESIGNATION: Urban Designation, Urban Mixed Use District, Orange
Blossom Mixed Use Subdistrict;
w - ZONING: A, Rural Agricultural, with a Conditional Use (CU) for The Carlisle
(ALF) at Naples;
EXISTING LAND USE: Across Carlisle Court: (ALF) Residential Land Uses;
FLUM DESIGNATION: Urban Designation, Urban Mixed Use District. Urban
Residential Subdistrict
-3-
Airport/Orange Blossom
Agenda Item 4E
STAFF ANALYSIS:
Comprehensive Plan Amendment - Data and Analvsis Reauirement
Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local Government
Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land
Development Regulations and Determinations of Compliance" sets forth the minimum data and
analysis requirement for comprehensive plan amendments, More specifically, Section 9J-5,005
"General Requirements" delineates criteria for plan amendments in sub-section 9J-5,005 (2)
"Data and Analysis Requirements,"
Sub-section 9J-5,005(2) states in part that "All goals, objectives, standards, findings and
conclusions within the comprehensive plan and its support documents, and within plan
amendments and its support documents, shall be based upon relevant and appropriate data
and analysis applicable to each element To be based upon 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, , , the Department will
review each comprehensive plan [amendment] for the purpose of determining whether the plan
[amendment] is based on data and analyses described in this Chapter and whether data were
collected and applied in a professionally acceptable manner,"
It is incumbent upon all applicants requesting comprehensive plan amendments to provide
supporting data and analyses in conjunction with any relevant support documents, It is not the
responsibility of Collier County staff to generate data and analysis for the applicant, although it
is staff's responsibility to identify any shortcomings in the data and analyses during the
consistency review process and to request additional information that is deemed essential in the
review of the submitted request for a plan amendment. Any outstanding deficiencies with
respect to data and analyses that may remain at the time of any requisite public hearing are the
responsibility of the applicant. A detailed synopsis of the adequacy of the data and analysis
for the subject plan amendment is set forth with specificity below,
Environmentallmoacts:
The petitioner prepared an Environmental Assessment which was submitted with this petition,
Application materials describe the subject property as "urban land in transition", and indicate the
predominant soils are primarily Ft. Drum and Malabar fine sands, with Urban Lands along the
western property line (according to the Collier County Appraiser GIS mapping source), No
listed species habitats have been identified on the site,
Environmental review specialists with the Collier County Environmental Services reviewed the
assessment and found the proposal to be consistent with [applicable environmental provisions
in] the Growth Management Plan,
Historical and Archaeoloaicallmpacts:
Historic or archaeological resources have not been identified as present on the subject property
nor in the surrounding area, based on a review of the Collier County Index of
Historic/Archaeological Maps, and the site is not identified on County Historical and
Archaeological Probability Maps,
-4 -
Airport/Orange Blossom
Agenda Item 4E
Traffic Caoacitv/Traffic Circulation Analvsis:
The firm of David Plummer & Associates, Inc. conducted a Traffic Studv which was submitted
with this petition, The content of the Study did not include the analyses typically provided in a
Growth Management Plan Amendment application,
"Transportation staff has reviewed GMPA CP-2006-8, Airport/Orange Blossom Commercial
Subdistrict, and we have been unable to find the application consistent with the Transportation
Element of the GMP,
The Traffic Study requires the following updates and revisions to be considered consistent:
1, Distribution map must be included, Percentage distribution and distribution of actual trips for
AM Peak, PM Peak, and Daily traffic should be shown,
2, The intersection of Orange Blossom and Airport must be analyzed by the report, at a
minimum, It is anticipated that additional intersections may require analysis if found to within
the radius of significant influence,
3, Background traffic analysis must be shown for the current 5-year planning period (through
2013). 2015 and 2030 analysis can be included but are not required, Orange Blossom Drive is
not shown to have additional capacity through 2015 (though the 2030 LRTP shows that it is 4-
lane divided, this capacity can only be used in a 2030 analys/s and is not required for a
consistency review). Growth rates used by the updated TIS are not acceptable,
4. The significance test must be correctly performed. 3%-3%-5% analysis may be used based
on the submittal date, but the applicant should follow the current TIS Guidelines & Procedures in
all other respects. Please refer to htto://www.collieraov.neUlndex.asox?oaae=566
5. Orange Blossom Drive near this location has a low service volume, Staff anticipates that
mitigating improvements may be necessary to the local roadway network, The applicant should
identify potential mitigation in the next submittal. Staff also warns against artificial adjustments
or enhancements to the service volume of any roadway,"
Updated Study materials were prepared and submitted to the Comprehensive planning
Department and Transportation Planning Department review staffs,
The subject property is located approximately 330 feet south of the southwest corner of Airport
Road and Orange Blossom Drive and proposes 50,000 square feet of office and retail space.
Levels of Service determinations were made based on Peak Hour, Peak Direction Service
Volumes presented in the AUIR.
The commercial activities would produce 901 daily gross new trips (2-way) and 90 PM Peak
Hour gross new trips,
The findings concluded that "the project is not anticipated to have a significant impact on
Airport-Pulling Road or Orange Blossom Drive, No mitigation measures are required and",
none are identified at this time", This statement is contradicted in the final analysis and specific
mitigating stipulations are required, "Significant impact" is defined in Capital Improvement
-5-
Airport/Orange Blossom
Agenda Item 4E
Element (CIE) Policy 1,1,2 as any amendment to the Comprehensive Plan that will generate a
volume of traffic equal to or greater than 2% of the LOS of the impacted roadway,
The Collier County Transportation Planning Department reviewed the update Study materials
and the Preparer responses, and provided the following comments:
"The answers are satisfactorily addressing the five conditions we previously stated, and
we now recommend that the project be found consistent with the GMP, Staffs
statement is:
"Transportation staff has reviewed GMPA CP-2006-08, Airport/Orange Blossom GMP
CPA, and can recommend that the GMPA application be found consistent with policy 5.1
of the Transportation Element of the GMP, Although this project contributes to failure of
the Orange Blossom Drive/Airport Road intersection, the adjacent roadway network has
sufficient capacity on the first link to accommodate this project throughout the five-year
planning period, Please note that the first link is not significantly impacted (below 2% of
the service volume). The applicant has proposed mitigation in the form of proportionate
share payment for improvements that will be required to the Orange Blossom
Drive/Airport Road intersection, The proportionate share payment will be
determined and required as a result of application for a development order (i.e, SDP,
PPL) on this parcel."
Staff is not in the practice of recommending that mitigating stipulations be approved to
accommodate unplanned development. Nonetheless, specific mitigating stipulations would be
required if the approval of the new Commercial Subdistrict is considered,
Other factors must be considered: CP-2006-8 is not the only GMP amendment proposed where
commercial development introduces unplanned traffic onto Airport Road, or into the intersection
of Orange Blossom and Airport, Both proposed amendments to the FLUE (06-8 and 06-7) are
experiencing difficulty accessing the adjacent roadway network that has insufficient capacity to
accommodate the projects throughout the five-year planning period, These complications are
entirely avoidable if commercial land uses are developed where they are planned and sufficient
traffic capacity can accommodate the project
Public Facilities Impact:
The petitioner prepared a Public Facilities Impact Analvsis which was submitted with this
petition,
Application materials did not provide peak water demand and sewer use figures,
Average daily demands were provided and indicated water demand and sewer use
figures of 5,000 gpd. The Airport/Orange Blossom Commercial Subdistrict property is in
the Collier County Water & Sewer District Potable water and sanitary sewer services
will be provided by the District's systems,
Facilities review specialists with the Collier County Public Utilities Services reviewed the
Analvsis and provided the following comment:
No objection; per the 2005 Water & Wastewater Master Plan Updates, the project
location is within Collier County Water-Sewer District.
-6-
Airport/Orange Blossom
Agenda Item 4E
Based on a review of the County's GIS system there are in existing 16-inch water main
and 20-inch force main on Airport Road to serve this project. Hydraulic analysis
connecting to the County water and sewer system will be required at the time of the
Rezone, Site Development Plan or similar processes,
This petition will result in increased impacts upon some other Category A public facilities
besides roads, (potable water, sanitary sewer, drainage, and solid waste), but these impacts will
not be "significant" (generating potential for increased County-wide population greater than 2%
of the BEBR medium range population projections for Parks, Solid Waste, Water, Sewer and
Drainage facilities, as defined in Policy 1,1.2 of the CIE and other applicable Growth
Management Plan Elements), For water and sewer, the proposed development will demand
5,000 gallons per day, However, for some public facilities, such as park facilities, the impacts
will be lessened since this is not a residential project. Utilizing the level of service standards
identified in the CIE, the proposed uses will not result in a significant impact on Category A
public facilities, besides roads.
Appropriateness of Chanqe:
The practicality of the petitioner's proposed Subdistrict is to be established through an
evaluation of population growth, commercial inventory and infrastructure development in the
surrounding areas to ascertain sufficient need for the proposed land use, and that this is the
appropriate location to meet that need.
Commercial Development
A trend toward commercial development is evident in the area immediately surrounding the
proposed commercial Subdistrict. Plus, commercial activities are evident at a more-distant
radius' planning area from the proposed Subdistrict, as follows:
. Longview Center PUD (14,73 acres/143,500 sq. ft, of commercial) in the Orange
Blossom Mixed Use Subdistrict [immediately east] - 100% undeveloped
. Buckley Mixed Use PUD (22,84 acres/171 ,300 sq, ft, of C-1 through C-3 commercial)
in the Buckley Mixed Use Subdistrict [0,125 mile north] - 100% undeveloped
. Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10,14 acres/72,OOO
sq, ft. of commercial) in the southwest quadrant of the Mixed Use Activity Center
Subdistrict (MUAC 11) [0,50 mile north at the Vanderbilt Beach - Airport intersection]-
99% developed
. Vineyards PUD/DRI (75,86 acres/600,000 sq, ft, of commercial) in the southeast
quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0,50 mile north at the
Vanderbilt Beach - Airport intersection] - 82% developed
. Pelican Marsh PUD/DRI (80 acres/331 ,400 sq. ft. of commercial) in the northwest and
northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0,75 mile
north at the Vanderbilt Beach - Airport intersection] - 100% developed
-7-
Airport/Orange Blossom
Agenda Item 4E
. Pine Air Lakes PUD/DRI (104,29 acres/1,075,000 sq, ft, of commercial) in the Mixed
Use Activity Center Subdistrict (MUAC 13) [0,75 mile south at the Naples Boulevard -
Airport intersection] - 43% undeveloped
. Carillon PUD (24 acres/319,000 sq, ft of commercial) in the Mixed Use Activity Center
Subdistrict (MUAC 13) [1,25 miles south at the Pine Ridge - Airport intersection] - 84%
developed
. 221 additional acres of commercially zoned land, industrially zoned land and
commercial PUDs in the four quadrants of Mixed Use Activity Center Subdistrict 13 [from
Corporation Boulevard south to the Pine Ridge - Airport intersection]
Source: March, 2008 Planned Unit Development (PUD) Master List (prepared and maintained
by the Collier County Engineering Department),
'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are
commercial components of the Future Land Use Element and are counted toward the inventory
of land available for development, even if they are not yet zoned commercial.
Commercial Demand Analvsis:
The firm of Fishkind & Associates, Inc, conducted a Commercial Needs Analvsis analyzing
market conditions within the North Naples Planning Community District (PCD). This analysis
provided an overall context for assessing the basic goods and services requirements of the
emerging population within an area beginning at the Gulf of Mexico shoreline, extending
easterly along the Lee-Collier County line to Livingston Road, then the boundary turns south to
run along Livingston Road to Pine Ridge Road, then turns west to run along Pine Ridge Road to
the Gulf, then north along the shoreline to complete the boundary - the "North Naples" area,
Please note that although the Needs Analysis indicates that both the "community" and
"neighborhood" market segments were analyzed - they were not Only the neighborhood
market - described by a 10-minute or less drive time - is analyzed, The findings of the study
are as follows:
1. Growth is projected to increase to approximately one and one-half (1,5) times the
population of the North Naples PCD during the period 2005 to 2015, This area is
projected to grow 32,3 percent from 24,300 persons in 2005 to 35,900 persons in 2015 -
an increase of 11,600 persons, according to October, 2005 estimates and projections
provided by the County's Comprehensive Planning Department.
2, There is a clear demonstration of potential market support from an emerging population
within a Primary Trade Area (PTA) extending from approximately two miles to nearly four
miles defined by this 10-minute drive time, generally to one mile north of Immokalee
Road (N), 1-75 (E), nearly to Golden Gate Parkway (S), and beyond Goodlette-Frank
Road (W) - estimating that 288,575 square feet on 53 acres will be needed to provide
the personal services of future residents, [Please note that Collier County generally
follows the Urban Land Institute (ULI) guideline of a radial 1,5 mile distance to describe
"Neighborhood" market areas.]
Further, the commercial needs analysis utilized land-use data from the 2005 Collier County
Commercial Land-Use Inventory to document the need for new commercial facilities near the
- 8-
Airport/Orange Blossom
Agenda Item 4E
studied North Naples residential communities by examining the present pattern of commercial
development within an area representing approximately a ten-minute drive time - the general
area for a neighborhood market. The inventory demonstrated that commercial properties
totaling 321 acres are located within a ten-minute drive from the subject site, and explained:
1, This market has demand for an additional 653,421 sq, ft. of neighborhood commercial
space on an additional 91 acres of neighborhood commercial land,
2, 321 acres (in aggregate) are available as supply of commercial land in the neighborhood
market area - while only 28 of these 321 acres are presently commercially developed,
An allocation ratio is then applied to the commercial acres in demand to the commercial
acres in supply, and the more residential property is developed through the studied
years - the less property there is available to meet the commercial demand,
3, The consultant utilized an allocation ratio, which aggregates commercial land supply to
compare with commercial land demand, The allocation ratio for the subject property is
assigned at 2,68, The consultant explains that an acceptable allocation ratio ranges
from 2,0 to 5.0, The subject property, as presently designated in the FLUE, provides an
acceptable allocation ratio in year 2030, Re-designating the subject property with a new
Commercial Subdistrict adjusts the allocation ratio to 2,93 - also within the acceptable
allocation ratio range, Similar results from the two valid allocation ratio assignments fail
to demonstrate that the change to the Urban Residential Subdistrict designation in order
to establish the new Commercial Subdistrict in the Urban Mixed Use District is
necessary, The consultant explains that, "this (commercial designation) will allow for the
market to have an increased flexibility to make adjustments to meet the future demand
of its population",
In conclusion, the study reports that the GMP "does not provide alternative opportunities for
neighborhood commercial uses in the study area", The Airport/Orange Blossom Commercial
Subdistrict will satisfy a growing demand for goods and services, It is "well located to serve the
population with direct access to Airport Road and without negative impacts to any nearby
residential properties",
It should be noted that qrowth has trended downward since the qrowth proiections and
summarv statements used in the analvsis were prepared, The population figures are no longer
valid based on change in 2006 to 2007 market conditions, as compared below. Although some
observers have characterized growth as 'more people [are] leaving than coming' [to Collier
County], and has 'stagnated', it is more accurate to say that the rate of growth has notably
decreased. The anecdotal evidence seems overwhelming. Related to this real estate market
stagnation and growth decrease is the number of vacant dwelling units being carried for a
longer period, Both the growth rate and vacancy rates effectively depress the results reported
in this Commercial Needs Analysis, and postpone or eliminate the need for additional
commercial space.
Staff has provided comparison data taken from the 2007 Commercial Inventory data, which was
not available prior to submission of this petition. The findings of the updated reference sources
are as follows:
-g-
Airport/Orange Blossom
Agenda Item 4E
The North Naples Planning Community District presently supplies an inventoried 7,521,850
developed GLA [over 288,575 square feet PTA potential market support] and an inventoried
669,84 developed commercial acres [over 53 acres PTA potential market support].
Commercial Inventory data indicates 6,212,332 square feet of all developed GLA provide C-1
through C-4 commercial uses plus the commercial portions of PUDs. The number of developed
GLA is 1,765,274 square feet when inventorying only the C-1 through C-4 uses. Finally, the
number of developed GLA is 815,272 square feet when inventorying only the C-1 through C-3
commercial uses, Not only is there a sufficient amount of commercial land available to support
the emerging population, it would appear the rate of growth is lower than could be projected
using 2005 data, as follows:
1, Growth in the area is projected to increase to only about one and one-fifth (1,2) times the
population of the North Naples PCD during the periOd 2005 to 2015, [and to 2020], This
area is projected to grow 16.2 percent from 56,737 persons in 2005 to 67,723 persons in
2015 - an increase of just 10,986 persons, according to October, 2007 adjusted
estimates and projections provided by the County's Comprehensive Planning Section,
[This area is projected to increase by another 5,118 persons by 2020, to 72,841 persons
in 2020 - about 7 percent growth,]
*The population projection methodology used in the GIE has been revised from using high-
range BEBR figures to medium-range (in the adopted EAR-based GMP amendments).
2, Recently prepared BEBR figures indicate a further decrease reflecting a population
growth slow-down, lowering these growth projections by a simple extrapolation, This
area is projected to grow 25,2 percent from 56,737 persons in 2005 to 66,640 persons in
2015 - an increase of just 9,903 persons, according to February, 2008 adjusted
estimates provided by the County's Comprehensive Planning Section, [This area is
projected to increase by only another 5,035 persons by 2020, to 71,675 persons in 2020
- again, just 7 percent growth,]
Staff has provided additional current comparison data for a one-mile radius from the subject
property, Within one mile, more than 181 acres and 1,2 million square feet of gross leasable
floor area in existing commercial development are present Another 94 acres of approved
commercial land is vet to be developed, These figures show a surplus of active and available
commercial land and floor space, and renders amendments to the FLUE to create greater
surplus unnecessary,
Permanencv of Boundarv of "Airoort/Oranae Blossom Commercial Subdistrict" if the reauested
amendment to the Urban Mixed Use District is aranted:
The granting of this amendment would create a permanent rectangular Commercial Subdistrict
boundary in the southwest quadrant of this intersection, This Subdistrict boundary would be
surrounded with urban density residential development, civic and commercial land uses, These
commercial properties are either vacant or not fully developed for the purposes allowed by their
approved zoning, Approval of this amendment will likely have the affect of encouraging future
requests for amendments and rezones to allow commercial development on vacant residential
properties in this quadrant of the Airport Road/Orange Blossom Drive intersection,
- 10-
Airport/Orange Blossom
Agenda Item 4E
The segment of Airport Road between Vanderbilt Beach Road and Pine Ridge Road is
anchored at each of these intersections by Mixed Use Activity Center (MAUC) Commercial
Subdistricts, The MUACs in urban Collier County are judiciously planned to provide for ample
commercial development opportunities, They are purposely sized, arranged and separated to
discourage and avoid over commercialization and strip development.
Other Considerations:
Staff has provided a statement in previous reports for other Subdistrict requests [including CP-
1999-4, Orange Blossom Mixed Use Subdistrict and CP-2001-2, Buckley Mixed Use Subdistrict}
expressing their concern about unplanned commercial development, stating "In staff's opinion,
approval of this amendment may result in nearby properties seeking higher densities, or non-
residential uses, for compatibility purposes", Their position was accurate, as evidenced by CP-
2006-8, The previous statement is reiterated here, and emphasized, adding that the approval of
commercial development or other non-residential uses where none is planned is in direct
conflict with the creation and purposes of the Urban Residential Subdistrict and MUAC
designations, Staff does not believe this is an appropriate location for the proposed commercial
uses,
The existing FLUM designation allows for viable uses on the subject site, including the existing
use, Allowable uses include residential development, a variety of community facility uses,
recreation and open space uses, and institutional uses, e,g" child care facilities, churches and
places of worship, assisted living facilities, adult care facilities, nursing homes, social and
fraternal organizations [existing use], private schools and essential services,
Sufficient commercial land to serve neighborhood residents' needs is approved in the immediate
area but has yet to be developed, on properties with fewer limitations and better vehicular
access,
Neiohborhood Information Meetino Svnopsis:
The Neighborhood Information Meeting (NIM) required by LDC Section 10,03,05 F was
conducted February 6, 2008, after the agent/applicant duly noticed and advertised the meeting,
Fourteen people attended the NIM, held in the North Collier Government Services Center, and
heard the following information:
Historically, the subject property was part of a larger agricultural operation located here, The
row crops were eventually replaced by residential development, places of worship, government
land uses, a club facility, and urban-agricultural uses including commercial nurseries, The
subject property has remained vacant.
Most discussion surrounded traffic concerns, as the subject property is located along a highly
travelled length of Airport Road. Eighty-five percent of traffic generated is attributed to Airport
Road, while only fifteen percent is expected to egress northward, onto Orange Blossom Drive,
Attendees voiced their concerns about eastbound traffic on Orange Blossom Drive immediately
north of the property, given the premise that access to both roads may be necessary, Recent
median improvements west of the Airport - Orange Blossom intersection were discussed, and
how turning maneuvers are restricted, particularly during peak travel times, Portions of Orange
- 11 -
Airport/Orange Blossom
Agenda Item 4E
Blossom Drive are considered to be "constrained" and may not accommodate the proposed
commercial traffic,
Petitioner's agent explained that addressing these problems may include providing turn lanes
out front, on Airport Road; changing the lane configuration on Orange Blossom Drive; imposing
right in-right out restrictions; or other methods to accommodate the new commercial traffic,
Differences were discussed between traffic patterns generated by activities on the subject
property if not integrated with the northerly abutting property and the traffic patterns if they were
"treated as one" development
More than one speaker pointed out that the northerly abutting property [owners] may not be
willing to partner with the subject property to provide access or interconnection points,
Discussion took place about the potential intensity of commercial land uses, The petitioner
proposes to provide a maximum of 50,000 square feet for office, retail, and personal services
typically found in the C-1 through C-4 commercial zoning districts, At least one speaker thought
commercial activities should be limited to C-2 commercial uses,
[Synopsis prepared by C, Schmidt, AICP, Principal Planner)
LEGAL CONSIDERATIONS:
This Staff Report has been reviewed and approved by the County Attorney's Office,
FINDINGS AND CONCLUSIONS:
. Based upon total existing commercial inventory in the primary trade center, staff believes
there is a not a need for additional commercial uses to serve the surrounding
communities, More than 314,000 square feet of approved gross leasable floor area in
the immediate vicinity has yet to be developed
. The magnitude and scale of this project (50,000 square feet of gross leasable floor area
of commercial uses in unspecified zoning districts) is similar to neighborhood
commercial development of medium size, but above the typical limits in intensity,
. The closest commercial zoning (and future development) is across Airport Road to the
east (Longview Center PUD in the Orange Blossom Mixed Use Subdistrict), These new
businesses along with those to be developed in the Buckley Mixed Use PUD are already
positioned to provide the "expanded shopping opportunities" to potential customers,
. The proposed uses will allow development generally compatible with uses on
surrounding properties, but should not develop more-intensely than those otherwise-
compatible neighbors,
. The subject site has residential development options of up to 16 units per acre utilizing
the available density bonuses, and is eligible for institutional uses
(adult living facilities, child care, churches, private and public schools), social and
fraternal organizations, parks and recreational facilities, agricultural uses, and other uses
generally allowed throughout the Urban Mixed Use District
. The subject site abuts one principal urban arterial road - Airport Road,
- 12-
J
Airport/Orange Blossom
Agenda Item 4E
. Any expansion of commercial development should be driven by the policies and
provisions of the Future Land Use Element of the Growth Management Plan, not by
speculative development.
. The Commercial Needs Analysis conducted by the firm of Fishkind & Associates, Inc"
substantiates the need for well-located commercial centers providing for the personal
service and office needs of the emerging resident population in the Primary Trade Area,
but has grown outdated and less relevant.
. The practicality of the proposed Subdistrict is not sufficiently nor compellingly
established,
STAFF RECOMMENDATION:
That the CCPC forward Petition CP-2006-8 to the BCC with a recommendation not to transmit
to the Florida Department of Community of Affairs, for the reasons stated above,
However, if the Planning Commission determines that a recommendation of approval is
warranted, staff recommends modifications to the proposed language, noted below in double
strike-through/double underline format, as follows:
C. Urban Commercial District
12. AiroortJOranae Blossom Commercial Subdistrict
[Page 63J
This Subdistrict consistsiR€t of approximatelv 5.0 acres 8f leRs and is located on the west side of
Airport Road, approximatelv 330 feet south of the intersection of Airport Road and Oranqe
Blossom Drive. ne iRt8Rt sf tR8 AiFs8Ft!gmRB8 iillsss8Fl'l CGFl'lR'l8FBiel This Subdistrict is=t@
ilF@';ise allows shoppinq. personal services, and emplov.ment convenient feF to the neiqhborinq
residential areas. The Airport/Oranqe Blossom Commercial Subdistrict will reduce drivinq
distances for neiqhborinq residents and assist in minimizinq the road network required in this
part of C@lIi8r the Countv. This Subdistrict is fl;ll'l"'8r iRt8R!le!l t8 €lr8Bt8 e R8i€lR88F"'€lS!l f@€lel
il8iRt eRB tR8 ilF@il8I'l',' will be desiqned in a manner to be compatible with existinq and future
residential and institutional development in the neiqhborhood,
Development intensitv for this Subdistrict shall be limited to a maximum of 50,000 square feet of
qross leasable commercial area, Uses shall be limited to those allowed in the C-1 throUGh C-3
zoninG districts of the Collier Countv Land Develooment Code Ord No 04-41 as amended as
well as uses qenerallv allowed bv the Plan
R8~8RiR8 GRell 138 iR U~8 fSFR'l 8f PIJQ 2!8RiR8 IR 888itisR 18 retail QQmmArQiel ij888 ElRB etRer
t!sIB88 88rFRittea iR tRe PieR. fiR8RBiel iRstitt:ltitH'\8. BI5Isilil888 S81?:i888. BRB Bn~f888i8R81 BRS
R'l8Bi€l81 €lffi€l86 8R811 8168 88 1i8rR'liIl8!l, Retail uses shall be limited to a sinqle storv. and
fiR8R€li81 681'\'i€l88 8RB 8ffis86 all other uses shall be limited to three stories, The development of
this Subdistrict shall be qoverned bv the followinq criteria'
a Rezones are encouraGed to be in the form of a Planned Unit Development and must
contain development standards to ensure that all commercial uses will be compatible
with neiqhborinq residential and institutional uses.
- 13-
Airport/Orange Blossom
Agenda Item 4E
b.. The develooer shall be resoonsible to oursue oedestrian interconnections to access
orooerties adiacent south west and north and shall incoroorate them into the overall
site desian
~ The subiect orooertv cannot be issued certificates of occuoancv until the orooertv owner
enters into a Develooment Contribution Aareement with the Collier Countv Board of
Commissioners to oav a orooortionate share of imorovements to Oranae Blossom Drive
which is scheduled to fail inside the 5 vear olannina oeriod and the intersection of
Oranae Blossom Drive and Airoort-Pullina Road as mitiaation for their imoacts to the
intersection and the local network
d. All orincioal buildinas shall be set back a minimum of one (1) foot from the Subdistrict
boundaries for each foot of buildino heioht.
fL Develooment within the Subdistrict shall have common site. sionaoe and buildino
architectural elements,
Policy 1.1
, [Page 12]
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
C. URBAN - COMMERCIAL DISTRICT
12. Airoort/Orancle Blossom Commercial Subdistrict
. add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts,
FUTURE LAND USE MAP SERIES
Airoort/Oranae Blossom Commercial Subdistrict
[added next in order]
· include a new inset map depicting the Subdistrict, in addition to revision to the respective
FLUM. Do NOT number the inset map, only provide map tille,
I, URBAN DESIGNATION
Airoort/OranQe Blossom Commercial Subdistrict
[Page 27]
. add name of that inset map in FLUE text where various Subdistricts that allow non-
residential uses are listed (in FLUE, Urban Designation, l(b)(12), p, 27),
- 14-
Airport/Orange Blossom
Agenda Item 4E
FUTURE LAND USE MAP SERIES
Airport/Oranae Blossom Commercial Subdistrict
[Page 124]
. add name of that inset map in respective Element where FLUM Series is listed,
A SECOND AL TERNA TIVE, preferred by staff if the Planning Commission determines that a
recommendation of approval is also warranted for CP-2006-7, is that these two petitions be
combined into a single Subdistrict comprised of a northerly and a southerly 'tract', The
requested uses and square footage for each tract could remain the same as recommended in
staff's alternative text, including the clubhouse use and square footage for the northerly tract
However, commercial uses intensity for both tracts would be limited to C-1 through C-3, those
uses most often associated with neighborhood commercial uses.
- 15-
Airport/Orange Blossom
Agenda Item 4E
Prepared By:
Date: Cl') JAl\AlJ., On
Corby L. Sc midt, AICP, Principal Planner
Comprehen ive Planning Department
Reviewed By:
~ /7' / J
1",2- //L-,,-{. (, L 1/ r /l---- --
David C, Weeks, AICP, Planning Manager
Com ';::7;J 00 ioztm,oI
Randall J, Cohen, ICP, Director
Comprehensive Planning Department
Date: J, < '''?
Reviewed By:
Date:
5" J--()(f
"
Reviewed By: J.' ~d - it ~ Date:
Marjo i M, Student-Stirling '-.!
Assis ant County Attorney
Office of the Collier County Attorney
'0' ?
..;)/ <:" ub
Approved By:
ph K. Schmitt, Administrator
mmunity Development and Environmental Services Division
Date: J4~<r
PETITION NO.: CP-2006-8
Staff Report for the March 17, 2008 CCPC Meeting,
NOTE: This petition has been scheduled for the April 15, 2008 BCC Meeting,
COLLIER COUNTY PLANNING COMMISSION:
Mark p, Strain, Chairman
- 16-
Lake Trafford Ranch
Agenda Item 4.F.
C.of.n~T c.ount:y
_.'~{..."."......, .....
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM:
COLLIER COUNTY PLANNING COMMISSION
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES
DIVISION, COMPREHENSIVE PLANNING DEPARTMENT
TO:
HEARING DATE: March 17, 2008
RE:
PETITION CP-2006-9, LAKE TRAFFORD RANCH GROWTH
MANAGEMENT PLAN AMENDMENT (TRANSMITTAL HEARING)
AGENT/APPLICANT:
Agent: Mr. Robert L Duane
Hole Montes, Inc.
950 Encore Way
Naples, FL, 34110
Applicant/Owner: Lake Trafford Ranch, LLLP
6301 Shirley Street
Naples, FL 34109
GEOGRAPHIC LOCATION:
The subject property contains 191.8 acres more or less, is located just to the west of Lake
Trafford in Section 33, Township 46 South, Range 28 East, and lies within the Corkscrew
Planning Community. The property is located within what is commonly known as the Lake
Trafford Ranch (aka Pepper Ranch), (see application for maps of site location)
REQUESTED ACTION:
The subject property is designated Agricultural/Rural, Agricultural/Rural Mixed Use District, on
the countywide Future Land Use Map (FLUM) of the Collier County Growth Management Plan
(GMP), and is within the Rural Lands Stewardship Area (RLSA) Overlay, More specifically, it is
designated "Open Lands" on the Stewardship Overlay Map, part of the FLUM map series, Also,
the site is within Stewardship Sending Area (SSA) #7. This petition seeks to amend the
Stewardship Overlay Map to re-designate 191,8 acres from Open Lands to Habitat Stewardship
Area (HSA); and, to make text changes to: 1) make correlating adjustments to the HSA acreage
figure in RLSA Policy 3.2, and, 2) increase the number of Stewardship Credits allowed by the
early entry bonus in RLSA Policy 1,21. The proposed text changes, shown in strike-
through/underline format, are as follows:
V. OVERLAYS AND SPECIAL FEATURES
D. RURAL LANDS STEWARDSHIP AREA OVERLA Y
GROUP 1 - GENERAL PURPOSE AND STRUCTURE OF THE COLLIER COUNTY RURAL LANDS
STEWARDSHIP AREA OVERLAY
Lake Trafford Ranch
Agenda Item 4.F.
POLICY 1.21 [FLUE PAGE 102J
The incentive based Stewardship Credit System relies on the projected demand for Credits as the
primary basis for permanent protection of flowways, habitats and water retention areas, The
County recognizes that there may be a lack of significant demand for Credits in the early years of
implementation, and also recognizes that a public benefit would be realized by the early
designation of SSAs. To address this issue and to promote the protection of natural resources,
implementation of the Overlay will include an early enlIy bonus to encourage the voluntary
establishment of SSAs within the RSLA. The bonus shall be in the form of an additional one
Stewardship Credit per acre of land designated as a HSA located outside of the ACSC and one-
half Stewardship Credit per acre of land designated as HSA located inside the ACSC. The early
enlIy bonus shall be available for five years from the effective date of the adoption of the
Stewardship Credit System in the LOC. The early designation of SSAs, and resulting protection
of flowways, habitats, and water retention areas does not require the establishment of SSAs or
otherwise require the early use of Credits, and Credits generated under the early enlIy bonus may
be used after the termination of the bonus period, The maximum number of Credits that can be
generated under the bonus is ~ 27.192 Credits, and such Credits shall not be transferred into
or used within the ACSC.
GROUP 3 - POLICIES TO PROTECT WATER QUALITY AND QUANTITY AND MAINTAIN THE
NATURAL WATER REGIME, AS WELL AS LISTED ANIMAL AND PLANT SPECIES AND THEm
HABITATS BY DIRECTING INCOMPATIBLE USES AWAY FROM WETLANDS AND UPLAND
HABITAT THROUGH THE ESTABLISHMENT OF FLOW WAY STEWARDSHIP AREAS, HABITAT
STEWARDSHIP AREAS, AND WATER RETENTION AREAS, WHERE LANDS ARE VOLUNTARILY
INCLUDED IN THE RURAL LANDS STEWARDSHIP AREA PROGRAM.
POLICY 3.2
[FLUE PAGE 104]
Listed animal and plant species and their habitats shall be protected through the establishment of
Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay, HSAs are delineated on
the Overlay Map and contain approximately 4G,OOI} 40. t 92 acres, HSAs are privately owned
agricultural areas, which include both areas with natural characteristics that make them suitable
habitat for listed species and areas without these characteristics. These latter areas are included
because they are located contiguous to habitat to help form a continuum of landscape that can
augment habitat values, The Overlay provides an incentive to permanently protect HSAs by the
creation and transfer of credits, resulting in the elimination of incompatible uses and the
establishment of protection measures described in Group I Policies. Not all lands within the
delineated HSAs are comparable in terms of their habitat value; therefore the index shall be used
to differentiate higher value form lower value lands for the purpose of Overlay implementation.
Anatysis of the Index Map Series shows that HSA lands score within a range of 0.6 to 2.2, There
are approximately 13,800 acres of cleared agricultural fields located in HSAs, The average index
score of HSA designated lands is 1.3, however, the average index score ofthe naturally vegetated
areas with HSAs is 1.5.
BACKGROUND and PROJECT DESCRIPTION:
On December 24, 1997, the Florida Department of Community Affairs (DCA) issued its Notice
and Statement of Intent to find Collier County's Growth Management Plan amendments adopted
pursuant to the 1996 EAR (Evaluation and Appraisal Report) not "in compliance".
Subsequently, an Administrative Law Hearing was held in Collier County, and the Administrative
Law Judge issued a Recommended Order that sided with DCA. On June 22, 1999, the state of
Florida Administrative Commission (Governor and Cabinet) issued Final Order No, AC-99-002,
which directed Collier County to conduct a Rural and Agricultural Area Assessment (the
"Assessment") to collect appropriate data, gather public input and develop amendments to the
Growth Management Plan, Major issues to be addressed by the Assessment included:
2
Lake Trafford Ranch
Agenda Item 4.F.
protecting wetlands, wildlife and their habitats; protecting prime or unique agricultural lands from
the premature conversion to other uses; and, assessing the growth potential of the Area by
assessing the potential conversion of these rural lands to other uses, in appropriate locations.
All of this was to occur while discouraging urban sprawl, directing incompatible land uses away
from critical habitat and encouraging development that utilized creative land use planning
techniques; such techniques could include, but not be limited to, public and private schools,
urban villages, new towns, satellite communities, area-based allocations, clustering and open
space provisions, and mixed-use development. The final order allowed Collier County to
conduct the Assessment in phases, which the County did; a separate citizen advisory
committee was established for each respective area - the Rural Fringe Area and the Eastern
Lands Area, also known as the "Immokalee Area Study" (and sometimes referred to as the
"Rural Lands Area"). The final order, as amended, required that the County adopt GMP
Amendments for the Rural Lands Area resulting from the assessment by November 1, 2002,
The BCC-appointed Rural lands Assessment Area Oversight Committee conducted the
assessment for the Immokalee StUdy Area over a three year period and, as a result of their
findings, the Rural Lands Stewardship Area (RLSA) Overlay, a voluntary, incentive-based land
development and conservation program, was adopted into the GMP on October 22, 2002 and
into the Land Development Code (lDC) on June 26, 2003. The RLSA comprises over 195,000
acres in northeastern Collier County,
RLSA Program:
The goals of the Collier County RLSA are to:
protect agricultural activities and to prevent the premature conversion of agricultural land to
non-agricultural uses;
direct incompatible uses away from wetlands and upland habitat;
enable the conversion of rural land to other uses in appropriate locations;
discourage urban sprawl and to encourage development that utilizes creative land use
planning techniques,
The intent of the program is to direct development away from sensitive natural areas to areas
that have already been impacted, such as farm fields, The program accomplishes the above
goals by incentivizing land owners within the RLSA to voluntarily place both environmentally
valuable natural areas and contiguous agricultural properties in Stewardship Sending Areas
(SSA). An SSA has a perpetual Stewardship Easement, running with the land, limiting land
uses. In exchange for a reduction in land uses (removing one or more land use layers, in
succession), coupled with the environmental value of the property, the land owner receives
Stewardship Credits, Credits can be used to develop Stewardship Receiving Areas (SRA) -
towns, villages, hamlets, compact rural developments - in appropriate areas,
There are three types of Stewardship Sending Areas, Flowway Stewardship Areas (FSA)
primarily include privately owned wetlands that are located within the Camp Keais Strand and
Okaloacoochee Slough, Habitat Stewardship Areas (HSA) include natural characteristics which
makes them suitable habitat for listed species and also contain approximately 13,800 acres of
active and passive agriculture. Water Retention Areas (WRA) are privately owned lands
permitted by the South Florida Water Management District to function as agricultural water
retention areas that provide surface water quality and other natural resource value,
"Open" areas are lands that have relatively lower natural resource values and are suitable for
SRA development. Eight Stewardship Credits are required to develop one acre of a SRA, SRAs
must be compact, environmentally sensitive in design and prOVide their own services and
infrastnucture to residents,
3
Lake Trafford Ranch
Agenda Item 4.F.
The subject amendment consists of a proposal to change the future land use map designation
from Open to HSA for the 191.80:t acre parcel, and a text change to the Future land Use
Element both to reflect the increase in HSA acreage and to increase the amount of available
Early Entry Bonus Credits from 27,000 to 27,192.
STAFF ANALYSIS:
HABITAT STEWARDSHIP AREA DESIGNATION
The majority of the property proposed for re-designation is mixed wetland hardwood and pine
hammock (FLUCCS 617) habitat. There is a narrow dirt road which crosses the east side of the
parcel. This path and another that transects the parcel are identified as likely travel routes for
panthers in the Least Cost Pathways to Identify Key Highway Segments for Florida Panther
Conservation report presented at the 2005 Mountain Lion Workshop in California, There is also
a small area of herbaceous wet prairie/pasture (FLUCCS 643), These characteristics make this
property similar to other HSAs. In addition, it is contiguous to currently designated HSA lands
and it is located within Primary Panther Habitat according to the MERIT Panther Plan, as well as
Primary Bear Habitat, according to the Florida Fish and Wildlife Conservation Commission
(FWC). The property is located within lands targeted by the Corkscrew Regional Ecosystem
Watershed (CREW) for purchase, The re-designation of this property from Open to HSA, adds
an additional incentive for protection,
Based upon review of the data submitted within the application, and review of more recently
updated listed species information, the proposed RLSA designation change from Open Lands to
Habitat Stewardship Area is warranted (see RLSA Policy 3,2 on page 2 of this report),
However, because the acreage figures in RLSA Policy 3.2 are approximate, staff would
recommend the revised acreage also be approximate (40,200 acres of HSA, not 40,192).
If the proposed map re-designation and correlating acreage change to Policy 3.2 is adopted,
staff notes two other correlating changes will be necessary so as to maintain internal
consistency: 1) RLSA Policy 3,2 will need further revision to increase the acreage of cleared
agricultural fields from "approximately 13,800 acres" to acres (petitioner to provide this
figure to staff); and, 2) the text of Policy 4,2 will have to be amended to show a decrease in
potential Open lands from "approximately 74,500 acres" to 74,300 acres,
EARLY ENTRY BONUS CREDITS
The proposed text amendment seeks to increase the available amount of Early Entry Bonus
Credits from 27,000, as provided for in RLSA Policy 1.21, to 27,192 (see RLSA Policy 1,21 on
page 2 of this report), Currently, the credits are available until January 30, 2009 (LDC 4.08,06
B.1 ,a,), A total of 7,718,7 early entry bonus credits have been utilized as of the date of this
report, leaving a balance of 19,281.3 available for future approved SSAs, The potential
additional bonus credits would allow a total of approximately 24 additional acres of SRA to be
developed in Open Areas (1 bonus credit per acre X 191,8 acres = 191,8 credits + 8 credits per
acre of SRA = 23.98 acres of SRA development).
Because of the amount of bonus credits available, and the rate of credits assigned (average
-1500/ year), it is unlikely that the balance of 19,281.3 credits remaining will be utilized by
January 30, 2009, The applicant provided no justification for this requested change, therefore,
staff does not support it.
RESTORATION CREDITS
In addition to Early Entry Bonus Credits, there is a potential for restoration bonus credits
resulting from the designation change. Policy 3,11, stated below, provides an incentive for
4
Lake Trafford Ranch
Agenda Item 4.F.
restoration to occur on appropriate HSA lands that are contiguous to Camp Keais Strand. Four
stewardship credits per acre may be generated from lands designated for restoration. Another
four credits may be generated if the applicant/landowner actually undertakes restoration
activities. The potential increase of available credits is 1,534.4 which can be used for 191.8
acres of SRA development in Open Areas (8 restoration credits per acre X 191.8 acres =
1,534.4 .. 8 credits per acre of SRA = 191.8 acres of SRA).
POLICY 3.11
In certain locations there may be the opportunity for flow-way or habitat restoration. Examples
include, but are not limited to, locations where flow-ways have been constricted or otherwise
impeded by past activities, or where additional land is needed to enhance wildlife corridors.
Priority shall be given to restoration within the Camp Keais Strand FSA or contiguous HSAs.
Should a property owner be willing to dedicate land for restoration activities within the Camp
Keais Strand FSA or contiguous HSAs, four additional Stewardship Credits shall be assigned for
each acre ofJand so dedicated. An additional two Stewardship credits shall be assigned for each
acre of land dedicated for restoration activities within other FSAs and HSAs. The actual
implementation of restoration improvements is not required for the owner to receive such credits
and the costs of restoration shall be borne by the governmental agency or private entity
undertaking the restoration. Should an owner also complete restoration improvements, this shall
be rewarded with four additional Credits for each acre of restored land upon demonstration that
the restoration met applicable success criteria as determined by the permit agency authorizing
said restoration. This policy does not preclude other forms of compensation for restoration which
may be addressed through public-private partnership agreement such as a developer contribution
agreement or stewardship agreement between the parties involved. The specific process for
assignment of additional restoration credits shall be included in the Stewardship District of the
LDC.
It should be noted that petition CP-2006-10, for 2,431.8 acres located elsewhere in the RLSA,
also seeks an RLSA designation change from Open to HSA, correlating acreage change to
RLSA Policy 3.2, and increase in early entry bonus credits in RLSA Policy 1.21. However, each
petition should be reviewed on its own merit.
Note: Conservation Collier's acquisition A-list for cycle 5 includes the +/-2,500 acre Lake
Trafford Ranch aka Pepper Ranch; the subject site is within those 2,500 acres. That listing has
no bearing on the merits of this amendment request other than to reinforce that the site has
habitat value.
FINDINGS AND CONCLUSIONS:
. Habitat value of the site warrants the requested re-designation.
. The site is eligible for designation as an SSA without this GMP amendment (already is
within SSA #7) but would result in a greater generation of Stewardship Credits if re-
designated as HSA by virtue of increased Natural Resource Index score.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS
Synopsis provided by Hole Montes, Inc.
A Neighborhood Information Meeting (NIM) was [duly advertised, noticed and] held on February
13,2008 at 5:30 p.m. at the Arrowhead Community Center in Immokalee. The meeting was
attended by 10 Immokalee residents plus Noah Standridge, Principal Planner from Collier
County Government and Tom Taylor of Hole Montes, Inc. as Owner Representative/Consultant
5
Lake Trafford Ranch
Agenda Item 4.F.
to the applicant. Two of the attendees were representatives of the Immokalee Fire District and
the remaining attendees were neighbors of Lake Trafford Ranch.
A brief presentation was made by Mr. Standridge and Mr. Taylor explaining the GMP
Amendment Application. It was represented that the +/- 193 acres at the south end of the
Ranch was being changed from an Open Area to Habitat Area. This would establish greater
protections for the 193 acres. In exchange, the Ranch could potentially receive restoration
Stewardship Credits for exotic plant removal. It was also explained that approximately 985
acres of the 2500+ acre Ranch already had Stewardship Credits removed.
Questions from the attendees primarily related to any plans that might be underway to develop
the remaining portions of the Ranch. Mr. Taylor indicated that currently no plans are underway
to develop the Ranch, but should that occur another NIM would be required to address
concerns at that time. One neighbor expressed concerns regarding traffic on Pepper Road,
should development occur. Several attendees indicated their support for the County to
purchase the Ranch.
EAC RECOMMENDATION:
The Environmental Advisory Council (EAC) will hear this petition on Thursday, March 6, 2008.
Their recommendation will be provided to the CCPC at the March 17 public hearing.
LEGAL CONSIDERATIONS:
This staff report has been reviewed and approved by the Office of the County Attorney.
STAFF RECOMMENDATION:
Based on the analyses provided within this report, staff recommends that the CCPC forward
Petition CP-2006-9 to the Board of County Commissioners with a recommendation to transmit
to the Florida Department of Community Affairs, as follows:
1. Approve map designation change from Open to Habitat Stewardship Area.
2. Approve corresponding increase in HSA acreage in RLSA Policy 3.2 from "approximately
40,000 acres" to "approximately 40,200 acres" (maintain figures rounded to nearest 100
rather than petitioner's more precise figure of 40,192).
3. Approve corresponding increase in cleared agricultural fields' acreage in RLSA Policy 3.2
from "approximately 13,800 acres" to "approximately _ acres" [petitioner to provide this
figure to staff]. This amendment is not included in the petition but is recommended by staff
as necessary to maintain intemal consistency.
4. Approve corresponding decrease in Open areas acreage from "approximately 74,500 acres"
to "approximately 74,300 acres" in RLSA Policy 4.2. This amendment is not included in the
petition but is recommended by staff as necessary to maintain intemal consistency.
5. NOT approve the increase in early entry bonus credits.
6
Lake Trafford Ranch
Agenda Item 4.F.
PREPARED BY:
'd /"-/1) L.,/ --vi.-------
DAVID WEEKS, AICP, PLANNING MANAGER
COMPREHENSIVE PLANNING DEPARTMENT
DATE:
7' // /
- / }/c:f
REVIEWED BY:
f{ ~ c.L-
RANDY COHE ,AICP, DIRECTOR
COMPREHENSIVE PLANNING DEPARTMENT
DATE:
3/5/0f
REVIEWED BY:
-rnL0~\' l 011. ~-!JJ;hLLti'f:
MARJO E M. STUDENT-STIRLING (I
ASSISTANT COUNTY ATTORNEY
OFFICE OF THE COLLIER COUNTY ATTORNEY
DATE: .':.:)/ S] (j /j
APPROVED BY:
"\
JO EPH K. SCHMITT, ADMINISTRATOR
MMUNITY DEVELOPMENT &
VIRONMENTAL SERVICES DIVISION
DATE: &,1 ~~-/
PETITION NO.: CP-2006-9
Staff Report for the March 17,2008, CCPC Meeting.
NOTE: This petition has been scheduled for the April 15, 2008, BCC Meeting.
COLLIER COUNTY PLANNING COMMISSION:
MARK P. STRAIN, CHAIRMAN
Transmittal CCPC Slaff Report CP.Q6-9. Lake Trafford Ranch
G:\Comprehenslve\Comp. Planning GMP DATA\Comp. Plan Amendmenls\2006 petitions\CP-2006-9 FLUE RLSA Open to HSA Lake Trafford Ranch
dwl3-5-08
7
Half Circle L Ranch
Agenda Item 4.G.
C.grner C.OU-nt::y
.J"" ~,,",,"""
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO:
COLLIER COUNTY PLANNING COMMISSION
FROM:
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION,
COMPREHENSIVE PLANNING DEPARTMENT
HEARING DATE: March 17,2008
RE:
PETITION CP-2006-10, HALF CIRCLE L RANCH GROWTH MANAGEMENT
PLAN AMENDMENT (TRANSMITTAL HEARING)
AGENT/APPLICANT:
Agent: Mr. Robert L. Duane
Hole Montes, Inc.
950 Encore Way
Naples, FL, 34110
Applicant: Timothy G. Hains, Trustee
1395 Panther Lane, Suite 300
Naples, Florida 34109
Owner: Half Circle L Ranch Partnership
2424 Thorp Rd.
Immokalee, FL 34142-3401
GEOGRAPHIC LOCATION:
The subject property contains 2,431.8 acres more or less, is located just to the east of Immokalee
in Sections 13, 14, 15, 22, 23, 24, 26, 34, Township 46 South, Range 30 East, and lies within the
Corkscrew Planning Community. The property is located within what is commonly known as the
Half Circle L Ranch. (see application for maps of site location)
REQUESTED ACTION:
The subject property is designated AgriculturaVRural, Agricultural/Rural Mixed Use District, on the
countywide Future Land Use Map (FLUM) of the Collier County Growth Management Plan (GMP),
and is within the Rural Lands Stewardship Area (RLSA) Overlay. More specifically, it is designated
"Open Lands" on the Stewardship Overlay Map, part of the map series. Also, the site is within
Stewardship Sending Area (SSA) #8. This petition seeks to amend the Stewardship Overlay Map
to re-designate 2,431.8 acres from Open Lands to Habitat Stewardship Area (HSA); and, to make
text changes to: 1) make correlating adjustments to the HSA acreage figure in RLSA Policy 3.2,
and, 2) increase the number of Stewardship Credits allowed by the early entry bonus in RLSA
Policy 1.21. The proposed text changes, shown in strike-through/underline format, are as follows:
D. RURAL LANDs STEWARDSHIP AREA OVERLAY
GROUP 1 - GENERAL PuRPoSE AND STRUCTURE OF THE COLLIER COUNTY RURAL LANDS
STEWARDSHIP AREA OVERLAY
Half Circle L Ranch
Agenda Item 4.G.
POLICY 1.21 [FLUE PAGE 102)
The incentive based Stewardship Credit System relies on the projected demand for Credits as the
primary basis for permanent protection of flowways, habitats and water retention areas. The County
recognizes that there may be a lack of significant demand for Credits in the early years of
implementation, and also recognizes that a public benefit would be realized by the early designation
of SSAs. To address this issue and to promote the protection of natural resources, implementation of
the Overlay will include an early entry bonus to encourage the voluntary establishment of SSAs
within the RSLA. The bonus shall be in the form of an additional one Stewardship Credit per acre of
land designated as a HSA located outside of the ACSC and one-half Stewardship Credit per acre of
land designated as HSA located inside the ACSC. The early entry bonus shall be available for five
years from the effective date of the adoption of the Stewardship Credit System in the LDC. The
early designation of SSAs, and resulting protection of flowways, habitats, and water retention areas
does not require the establishment of SSAs or otherwise require the early use of Credits, and Credits
generated under the early entry bonus may be used after the termination of the bonus period. The
maximum number of Credits that can be generated under the bonus is ;!+,(lOO 28.215.9 Credits, and
such Credits shall not be transferred into or used within the ACSC.
GROUP 3 - POLICIES TO PROTECT WATER QUALITY AND QUANTITY AND MAINTAIN THE
NATURAL WATER REGIME, AS WELL AS LISTED ANIMAL AND PLANT SPECIES AND THEIR
HABITATS BY DIRECTING INCOMPATIBLE USES A WAY FROM WETLANDS AND UPLAND HABITAT
THROUGH THE ESTABLISHMENT OF FLOW WAY STEWARDSHIP AREAS, HABITAT STEWARDSHIP
AREAS, AND WATER RETENTION AREAS, WHERE LANDS ARE VOLUNTARILY INCLUDED IN THE
RURAL LANDS STEWARDSHIP AREA PROGRAM.
POLICY 3.2 [FLUE PAGE 104)
Listed animal and plant species and their habitats shall be protected through the establishment
of Habitat Stewardship Areas (HSAs), as SSAs within the RLSA Overlay. HSAs are delineated
on the Overlay Map and contain approximately 4ll;OOG 42.431.8 acres. HSAs are privately
owned agricultural areas, which include both areas with natural characteristics that make them
suitable habitat for listed species and areas without these characteristics. These latter areas are
included because they are located contiguous to habitat to help form a continuum of landscape
that can augment habitat values. The Overlay provides an incentive to permanently protect
HSAs by the creation and transfer of credits, resulting in the elimination of incompatible uses
and the establishment of protection measures described in Group ] Policies. Not all lands
within the delineated HSAs are comparable in terms of their habitat value; therefore the index
shall be used to differentiate higher value form lower value lands for the purpose of Overlay
implementation. Analysis of the Index Map Series shows that HSA lands score within a range
of 0.6 to 2.2. There are approximately 13,800 acres of cleared agricultural fields located in
HSAs. The average index score of HSA designated lands is 1.3, however, the average index
score of the naturally vegetated areas with HSAs is 1.5.
BACKGROUND and PROJECT DESCRIPTION:
On December 24, 1997, the Florida Department of Community Affairs (DCA) issued its Notice and
Statement of Intent to find Collier County's Growth Management Plan amendments adopted
pursuant to the 1996 EAR (Evaluation and Appraisal Report) not "in compliance". Subsequently,
an Administrative Law Hearing was held in Collier County, and the Administrative Law Judge
issued a Recommended Order that sided with DCA. On June 22, 1999, the state of Florida
Administrative Commission (Governor and Cabinet) issued Final Order No. AC-99-D02, which
directed Collier County to conduct a Rural and Agricultural Area Assessment (the "Assessment") to
collect appropriate data, gather public input and develop amendments to the Growth Management
Plan. Major issues to be addressed by the Assessment included: protecting wetlands, wildlife and
their habitats; protecting prime or unique agricultural lands from the premature conversion to other
2
Half Circle L Ranch
Agenda Item 4.G.
uses; and, assessing the growth potential of the Area by assessing the potential conversion of
these rural lands to other uses, in appropriate locations. All of this was to occur while discouraging
urban sprawl, directing incompatible land uses away from critical habitat and encouraging
development that utilized creative land use planning techniques; such techniques could include,
but not be limited to, public and private schools, urban villages, new towns, satellite communities,
area-based allocations, clustering and open space provisions, and mixed-use development. The
final order allowed Collier County to conduct the Assessment in phases, which the County did; a
separate citizen advisory committee was established for each respective area - the Rural Fringe
Area and the Eastern Lands Area, also known as the "Immokalee Area Study" (and sometimes
referred to as the "Rural Lands Area"). The final order, as amended, required that the County adopt
GMP Amendments for the Rural Lands Area resulting from the assessment by November 1, 2002.
The BCC-appointed Rural Lands Assessment Area Oversight Committee conducted the
assessment for the Immokalee Study Area over a three year period and, as a result of their
findings, the Rural Lands Stewardship Area (RLSA) Overlay, a voluntary, incentive-based land
development and conservation program, was adopted into the GMP on October 22, 2002 and into
the Land Development Code (LDC) on June 26,2003. The RLSA comprises over 195,000 acres in
northeastern Collier County.
RLSA Program:
The goals of the Collier County RLSA are to:
protect agricultural activities and to prevent the premature conversion of agricultural land to
non-agricultural uses;
direct incompatible uses away from wetlands and upland habitat;
enable the conversion of rural land to other uses in appropriate locations;
discourage urban sprawl and to encourage development that utilizes creative land use planning
techniques.
The intent of the program is to direct development away from sensitive natural areas to areas that
have already been impacted, such as farm fields. The program accomplishes the above goals by
incentivizing land owners within the RLSA to voluntarily place both environmentally valuable
natural areas and contiguous agricultural properties in Stewardship Sending Areas (SSA). An SSA
has a perpetual Stewardship Easement, running with the land, limiting land uses. In exchange for a
reduction in land uses (removing one or more land use layers, in succession), coupled with the
environmental value of the property, the land owner receives Stewardship Credits. Credits can be
used to develop Stewardship Receiving Areas (SRA) - towns, villages, hamlets, compact rural
developments - in appropriate areas.
There are three types of Stewardship Sending Areas. Flowway Stewardship Areas (FSA) primarily
include privately owned wetlands that are located within the Camp Keais Strand and
Okaloacoochee Slough. Habitat Stewardship Areas (HSA) include natural characteristics which
make& them suitable habitat for listed species and also contain approximately 13,800 acres of
active and passive agriculture. Water Retention Areas (WRA) are privately owned lands permitted
by the South Florida Water Management District to function as agricultural water retention areas
that provide surface water quality and other natural resource value.
"Open" areas are lands that have relatively lower natural resource values and are suitable for SRA
development. Eight Stewardship Credits are required to develop one acre of a SRA. SRAs must be
compact, environmentally sensitive in design and provide their own services and infrastructure to
residents.
The subject amendment consists of a proposal to change the future land use map designation from
3
Half Circle L Ranch
Agenda Item 4.G.
Open to HSA for the 2431.80:1: acre parcel, and a text change to the Future Land Use Element both
to reflect the increase in HSA acreage and to increase the amount of available Early Entry Bonus
Credits from 27,000 to 28,215.9.
STAFF ANALYSIS:
HABITAT STEWARDSHIP AREA DESIGNATION
The property proposed for re-designation is a mix of wetlands, uplands, pasture and fallow crop
lands, which is similar to other HSAs. It is contiguous to HSA lands to the north and south and an
area identified for restoration is adjacent to the west. Numerous listed species can be expected to
utilize the property, and it is located within Primary Panther Habitat according to the MERIT
Panther Plan as well as Primary Bear Habitat, according to the Florida Fish and Wildlife
Conservation Commission (FWC). The property is located entirely within the Area of Critical State
Concern (ACSC). Based upon review of the data submitted within the application, the proposed
RLSA designation change from Open Lands to Habitat Stewardship Area is warranted (see RLSA
Policy 3.2 on page 2 of this report). However, because the acreage figures in RLSA Policy 3.2 are
approximate, staff would recommend the revised acreage also be approximate (40,200 acres of
HSA, not 40,192).
It should be noted that this property is located within SSA 8. As such, a Stewardship Easement
was placed upon this property limiting it to Agriculture Group 1 (Ag 1 - active ag) and Agriculture
Group 2 (Ag 2 - passive ag) uses. If the applicant seeks an amendment to the SSA, an additional
land use layer must be removed. This will have the effect of reducing the land uses from acres of
Ag 1 to Ag 2 (on those acres) and from acres of Ag 2 to Conservation. Although RLSA policy 1.18
supports additional conservation purchases to augment the program though outside sources, there
is one effect of conservation land being created from the RLSA program. One of the primary goals
of the RLSA is to support agriculture. Under the Land Development Code 4.08.06 B4 passive
forms of agriculture are not permitted on conservation land. The re-designation of this property
from Open to HSA, adds additional incentive for further protection.
If the proposed map re-designation and correlating acreage change to Policy 3.2 is adopted, staff
notes two other correlating changes will be necessary so as to maintain internal consistency: 1)
RLSA Policy 3.2 will need further revision to increase the acreage of cleared agricultural fields from
"approximately 13,800 acres" to acres (petitioner to provide this figure to staff); and, 2) the
text of Policy 4.2 will have to be amended to show a decrease in potential Open lands from
"approximately 74,500 acres" to 72,100 acres.
EARLY ENTRY BONUS CREDITS
The proposed text amendment seeks to increase the available amount of Early Entry Bonus
Credits from 27,000, as provided for in RLSA Policy 1.21, to 28,215.9 (see RLSA Policy 1.21 on
page 2 of this report). Currently, the credits are available until January 30, 2009 (LDC 4.08.06
B.1.a.). A total of 7,718.7 early entry bonus credits have been utilized as of the date of this report,
leaving a balance of 19,281.3 available for future approved SSAs. The potential additional bonus
credits would allow a total of approximately 152 additional acres of SRA to be developed in Open
Areas (1/2 bonus credit per acre X 2431.8 acres = 1,215.9 credits + 8 credits per acre of SRA =
152 acres of SRA development).
Because of the amount of bonus credits available, and the rate of credits assigned (average
-1500/ year), it is unlikely that the balance of 19,281.3 credits remaining will be utilized by January
30, 2009. The applicant provided no justification for this requested change, therefore, staff does
not support it.
4
Half Circle L Ranch
Agenda Item 4.G.
RESTORATION CREDITS
In addition to Early Entry Bonus Credits, there is a potential for restoration bonus credits resulting
from the designation change. Policy 3.11, stated below, provides an incentive for restoration to
occur on appropriate HSA lands that are contiguous to Camp Keais Strand and other FSAs
(Okaloacoochee Slough). Two stewardship credits per acre may be generated from lands
designated for restoration in other FSAs. Another four credits may be generated if the
applicant/landowner actually undertakes restoration activities. The potential increase of available
credits is 14,590.80 which can be used for 1,823.85 acres of SRA development in Open Areas (6
restoration credits per acre X 2431.8 acres = 14,590.80 -;- 8 credits per acre of SRA = 1,823.85
acres of SRA).
POLICY 3.11
In certain locations there may be the opportunity for flow-way or habitat restoration. Examples
include, but are not limited to, locations where flow-ways have been constricted or otherwise
impeded by past activities, or where additional land is needed to enhance wildlife corridors. Priority
shall be given to restoration within the Camp Keais Strand FSA or contiguous HSAs. Should a
property owner be willing to dedicate land for restoration activities within the Camp Keais Strand
FSA or contiguous HSAs, four additional Stewardship Credits shall be assigned for each acre of land
so dedicated. An additional two Stewardship credits shall be assigned for each acre ofland dedicated
for restoration activities within other FSAs and HSAs. The actual implementation of restoration
improvements is not required for the owner to receive such credits and the costs of restoration shall
be borne by the governmental agency or private entity undertaking the restoration. Should an owner
also complete restoration improvements, this shall be rewarded with four additional Credits for each
acre of restored land upon demonstration that the restoration met applicable success criteria as
determined by the permit agency authorizing said restoration. This policy does not preclude other
forms of compensation for restoration which may be addressed through public-private partnership
agreement such as a developer contribution agreement or stewardship agreement between the parties
involved. The specific process for assignment of additional restoration credits shall be included in
the Stewardship District of the LDC.
It should be noted that petition CP-2006-9, for 191.8 acres located elsewhere in the RLSA, also
seeks an RLSA designation change from Open to HSA, correlating acreage change to RLSA
Policy 3.2, and increase in early entry bonus credits in RLSA Policy 1.21. However, each petition
should be reviewed on its own merit.
FINDINGS AND CONCLUSIONS:
. Habitat value of the site warrants the requested re-designation.
. The site is eligible for designation as an SSA without this GMP amendment (already is
within SSA #8) but would result in a greater generation of Stewardship Credits if re-
designated as HSA by virtue of increased Natural Resource Index score.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS
Synopsis provided by Lauren Barber, Staff Biologist with Turrell, Hall & Associates.
A Neighborhood Information Meeting (NIM) was [duly advertised, noticed and] held at the
Arrowhead Community Center on February 13, 2008 at 6:00 p.m. In attendance was 1 citizen
representing the neighboring areas, the applicant, Dane Scofield, represented by Mr. Tom Taylor
from Hole Montes, Inc., Ms. Lauren Barber and Mr. Miles Scofield from Turrell, Hall and
Associates, Inc., and Mr. Noah Standridge, Senior Planner for Collier County.
Opening remarks about the NIM and public hearing process were given by Noah Standridge,
representing Collier County. Mr. Dane Scofield, property owner, presented an explanation of the
background of the Habitat Stewardship Area program and the process that the Half Circle L Ranch
5
Half Circle L Ranch
Agenda Item 4.G.
is currently undergoing. Mr. Scofield explained that all of their land within Collier County is currently
incorporated with the Stewardship Sending land program. He also gave an overview of the Half
Circle L Ranch's intention to include the remaining portion of the property still zoned as Open Area
with the Habitat Stewardship Area program.
Mr. Scofield explained that the program provides the owners to be compensated for land
restoration. Mr. Standridge stated that if the ranch does enter into the program there would be no
additional clearing pennitted, he recalled that annual clearing is limited to 1 % of total land. Mr. Tom
Taylor, Hole Montes, reinforced the general description of the Habitat Stewardship Area program.
Mr. Standridge infonned the citizen in attendance that this is the first step in the process and that
the project will have to be approved by the Board of County Commissioners and finally by the State
and that the public is welcome to attend.
Questions were asked about the future plans concerning the land use within the ranch. Questions
and concerns were asked about the possibility of future development and land use.
Concerns:
Area neighbor would like to see that clearing and development rights are removed from the
property permanently.
A concern was raised about the alteration of sheet flow if the land were to be developed.
Commitments:
Owner (Scofield) committed to the fact that all development rights have already been removed
from the property and that it can never be developed. He stated that his goal is to protect and not
develop the Collier County portion of the Half Circle L Ranch. Developer (Taylor) committed that if
the lands are entered into the program, Collier County will enforce the tenns of the agreement.
EAC RECOMMENDATION:
The Environmental Advisory Council (EAC) will hear this petition on Thursday, March 6, 2008.
Their recommendation will be provided to the Collier County Planning Commission (CCPC) at the
March 17 public hearing.
LEGAL CONSIDERATIONS:
This staff report has been reviewed and approved by the Office of the County Attorney.
STAFF RECOMMENDATION:
Based on the analyses provided within this report, staff recommends that the CCPC forward
Petition CP-2006-10 to the Board of County Commissioners with a recommendation to transmit to
the Florida Department of Community Affairs, as follows:
1. Approve map designation change from Open to Habitat Stewardship Area.
2. Approve corresponding increase in HSA acreage in RLSA Policy 3.2 from "approximately
40,000 acres" to "approximately 42,400 acres" (maintain figures rounded to nearest 100
rather than petitioner's more precise figure of 42,431.8).
3. Approve corresponding increase in cleared agricultural fields' acreage in RLSA Policy 3.2
from "approximately 13,800 acres" to "approximately acres" [petitioner to provide this
figure to staff]. This amendment is not included in the petition but is recommended by staff
as necessary to maintain internal consistency.
4. Approve corresponding decrease in Open areas acreage from "approximately 74,500
acres" to "approximately 72,100 acres" in RLSA Policy 4.2. This amendment is not
included in the petition but is recommended by staff as necessary to maintain intemal
consistency.
5. NOT approve the increase in early entry bonus credits.
6
Half Circle L Ranch
PREPARED BY:
:p v~f f ;/ tl~t----
DAVID WEEKS, AICP, PLANNING MANAGER
COMPREHENSIVE PLANNING DEPARTMENT
DATE:
REVIEWED BY:
d--
DATE:
RANDY COH N, AICP, DIRECTOR
COMPREHENSIVE PLANNING DEPARTMENT
REVIEWED BY:
~~DEbs~~tHki)L7) DATE:
ASSISTANT COUNTY ATTORNEY
OFFICE OF THE COLLIER COUNTY ATTORNEY
APPROVED BY:
PH K. SCHMITT, ADMI ISTRATOR
MUNITY DEVELOPMENT &
VIRONMENTAL SERVICES DIVISION
DATE:
PETITION NO.: CP-2006-10
Staff Report for the March 17, 2008, CCPC Meeting.
Agenda Item 4. G.
31st? t
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NOTE: This petition has been scheduled for the April 15, 2008, BCC Meeting.
COLLIER COUNTY PLANNING COMMISSION:
MARK P. STRAIN, CHAIRMAN
Transmittal CCPC Slaff Report CP.Q6-10, HaW Circle L Ranch
G:lCompret\ensive\Comp. Planning GMP DATA\Comp. Plan Amendmenls\2006 pelitionsICP-2006-9 FLUE RLSA Open to HSA Half Circle L Ranch
dwl3-5-08
7
Agenda Item 4 H
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES
DIVISION, COMPREHENSIVE PLANNING DEPARTMENT
HEARING DATE: MARCH 17,2008
RE: PETITIION NO. CPSP-2006-l2: MARGOOD PARK GROWTH
MANAGEMENT PLAN AMENDMENT
[TRANSMITTAL HEARING]
AGENT/APPLICANT/OWNER:
Agent: Vicky Ahmad, Project Manager
Collier County Parks and Recreation Department
15000 Livingston Road
Naples, Fl. 34109
Applicant Collier County
And Owner: 3301 East Tamiami Trail
Naples, Fl. 34112
GEOGRAPHIC LOCA nON:
The property, containing approximately 2.5 acres, is located on Goodland and abuts
Papaya Street, Pear Tree Avenue, and Pettit Street in Section 18, Township 52 South,
Range 27 East. See location map which follows as well as the legal description of the
subject site attached hereto.
I
Agenda Item 4 H
Source: Collier County Property Appraiser's records and records of the Collier
County Parks and Recreation Department
REQUESTED ACTION:
The petition requests a change of the Future Land Use Map designation of the property
from "Urban Designation, Urban Mixed Use District, Urban Coastal Fringe Subdistrict"
to "Conservation Designation" and to update the Future Land Use Map Series list at the
end of the Future Land Use Element text (see Resolution Exhibits).
PURPOSE/DESCRIPTION OF PROJECT:
The County acquired this water frontage site in 2005 with a funding grant linked to a
covenant between the Department of Community Affairs, under the Florida Communities
Trust Act, requiring development and maintenance for uses which implement the
Recreation and Open Space and Conservation Elements of the Collier County Growth
Management Plan. A specific condition of that grant was the requirement for Collier
County to pursue this proposed re-designation. The Collier County Parks and Recreation
Department Conceptual Site Plan calls for future improvements including a playground,
interpretive center, picnic area with shelter, a fishing/viewing pier, and boat boarding
dock with off-street parking appropriate for these uses. Development of this site with
parks and open space uses does not require this GMP amendment. This amendment is
necessitated by the aforementioned grant condition.
2
Agenda Item 4 H
SURROUNDING EXISTING LAND USE, ZONING, AND FUTURE LAND USE
DESIGNATION:
A. Subject Site. This approximate 2.5 acre site is partially developed with structures
while other portions (9 parcels) are undeveloped. The FLUM designation is Urban
Coastal Fringe Subdistrict. The zoning is VR-GZO and RSF-4-GZO.
B. Surrounding Lands
. North.. ..Coastal water and residential development. The FLUM designation is
Urban Coastal Fringe Subdistrict. The zoning is Village Residential,
Goodland Zoning Overlay (VR-GZO) and Residential Single Family-4,
Goodland Zoning Overlay (RSF-4-GZO);
. East....Residential development. The FLUM designation is Urban Coastal Fringe
Subdistrict. The zoning is RSF-4-GZO and VR-GZO.
. South..Residential development. The FLUM designation is Urban Coastal Fringe
Subdistrict. The zoning designation is RSF-4-GZO.
. West.. . Coastal water and residential development. The FLUM Designation is
Urban Coastal Fringe Subdistrict. The zoning is RSF-4-GZO and VR-
GZO.
STAFF ANALYSIS:
ComDrehensive Plan Amendment Data and Analvsis Requirement
Chapter 9J-5, Florida Administrative Code, "Minimum Criteria for Review of Local
Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal
Reports, Land Development Regulations and Determinations of Compliance" sets forth
the minimum data and analysis requirement for comprehensive plan amendments. More
specifically, Section 9J-5.005 "General Requirements" delineates criteria for plan
amendments in sub-section 9J-5.005 (2) "Data and Analysis Requirements."
Sub-section 9J-5.005(2) states in part that "All goals, objectives, standards, findings and
conclusions within the comprehensive plan and its support documents, and within plan
amendments and its support documents, shall be based upon relevant and appropriate
data and analysis applicable to each element. To be based upon 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. . . the
Department will review each comprehensive plan [amendment] for the purpose of
determining whether the plan [amendment] is based on data and analyses described in
this Chapter and whether data were collected and applied in a professionally acceptable
manner."
It is incumbent upon all applicants requesting comprehensive plan amendments to
provide supporting data and analyses in conjunction with any relevant support
documents. It is not the responsibility of Collier County staff to generate data and
analysis for the applicant, although it is staff's responsibility to identify any shortcomings
in the data and analyses during the consistency review process and to request additional
information that is deemed essential in the review of the submitted request for a plan
3
Agenda Item 4 H
amendment. Any outstanding deficiencies with respect to data and analyses that may
remain at the time of any requisite public hearing are the responsibility of the applicant.
A detailed synopsis of the adequacy of the data and analysis for the subject plan
amendment is set forth with specificity below.
Request Reviewed within the Context of the Collier County Growth Manal!ement
Plan
This proposed change in the existing FLUM designation of "Urban Designation, Urban
Mixed Use District, Urban Coastal Fringe Subdistrict" to "Conservation Designation" is
consistent with and in furtherance of the Growth Management Plan and in particular,
Goal I ofthe Conservation and Coastal Management Element which reads:
"GOAL I: THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION,
CONSERVATION, MANAGEMENT AND APPROPRIATE USE OF ITS
NATURAL RESOURCES."
The following are excerpts from the Future Land Use Element which define the existing
and proposed Future Land Use Designation for this approximate 2.5-acre Collier County-
owned site:
Existinl! FLUM Desil!llation
"Urban Coastal Frinl!e Subdistrict:
The purpose of this Subdistrict is to provide transitional densities between the
Conservation designated area (primarily located to the south of the Subdistrict) and
the remainder of the Urban designated area (primarily located to the north of the
Subdistrict). The Subdistrict comprises those Urban areas south of US 41,
generally east of the City of Naples, and generally west of the Rural Fringe Mixed
Use District Neutral Lands, but excludes Section 13, Township 51 South, Range 26
East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use
District. The entire Subdistrict is located seaward of the Coastal High Hazard Area
Boundary. In order to facilitate hurricane evacuation and to protect the adjacent
environmentally sensitive Conservation designated area, residential densities within
the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as
allowed by certain FLUE Policies under Objective 5, and except as provided in the
Bayshore Gateway Triangle Redevelopment Overlay. New rezones to pennit
mobile home development within this Subdistrict are prohibited. Rezones are
recommended to be in the form of a Planned Unit Development. "
ProDosed FLUM Desil!nation
"CONSERV A nON DESIGNA nON
The overall purpose of the Conservation Designation is to conserve and maintain
the natural resources of Collier County and their associated environmental, and
recreational and economic benefits. All native habitats possess ecological and
physical characteristics that justifY attempts to maintain these important natural
resources. Barrier Islands, coastal bays, wetlands, and habitat for listed species
deserve particular attention because of their ecological value and their sensitivity to
4
Agenda Item 4 H
perturbation. It is because of this that all proposals for development in the
Conservation Designation must be subject to rigorous review to ensure that the
impacts of the development do not destroy or unacceptably degrade the inherent
functional values."
Environmental Impacts
There are no negative impacts as a direct result of the approval of this petition. At time
of rezone [to P, Public Use] a more detailed analysis of the possible environmental
effects of park development will be made.
Historical and Archaeloldcal Impacts The project site is within the "Goodland Point
midden", a glades shell midden that encompasses much of Goodland. The Glades
Culture, a regional adaptation found in south Florida after 500 BC and into the colonial
period, constructed the 40-acre midden. Goodland contains the largest concentration of
historic structures in Collier County, with 12 standing structures listed in the Florida
Master Site File. These 12 structures are within 1/4 mile of the project site. Some of these
cottages were moved to Goodland in 1949. Some of these are located on the east side of
Petit Drive and contain "The Homestead Cracker Cottages" and these cottages will be
preserved.
There was an Archaeological Assessment of the Mar-Good parcel in May 2006 and an
Historical Assessment of Mar-Good buildings in August 2006. These assessments were
conducted to develop historic and archaeological guidelines for a park management plan.
The goal was to locate and evaluate any archaeological deposits on the parcel so that park
development could be implemented without adversely impacting any significant
archaeological resources. The Mar-Good archaeological assessment also included an
archival review, pedestrian survey and subsurface testing of the entire parcel. As a result
of this investigation, large quantity of archaeological deposit was recovered in this
subject parcel.
Traffic CapacitvlTraffic Circulation Analvsis and Impacts
There will be no traffic impact associated with this FLUM amendment, however a traffic
impact study may be required at the time of rezoning and site development plan.
Public Facilities Impacts
As previously noted, this GMP amendment is not necessary to pursue the proposed
planned development. However, this re-designation will result in a reduction in allowed
density and intensity of use on this site.
. Potable Water. Public Utilities advises that this project location is not within the
Collier County Water and Sewer District Service Area. The applicant acknowledges
that public water supply facilities are not available in the immediate area and
therefore the development of the parcel will require the installation of a private well.
However, there is a municipal type central potable water facility.
. Sanitary Sewer. Public Utilities advises that this project location is not within the
Collier County Water and Sewer District Service Area. The applicant acknowledges
that public sanitary sewer facilities are not available in the immediate area and
5
Agenda Item 4 H
therefore the development of the parcel will require the installation of a septic tank
system to be permitted consistent with the applicable provisions of the LDC and other
jurisdictional agencies including FDEP and SFWMD. However, there is a municipal
type central sanitary sewer facility.
· Drainage. The proposed development will be designed to comply with the 25 year, 3
day storm standards and other applicable standards of the LDC and other
jurisdictional agencies including the SFWMD.
· Solid Waste. The established Level of Service (LOS) for solid waste is two years of
lined cell capacity at previous three years average tons per capital disposal rate with
10 years of permitted landfill capacity available for Collier County solid waste
disposal. No adverse impacts to the existing solid waste facilities from this 45,000
square foot project are anticipated.
· Parks. The proposed development will add to the park system and will not increase
the population density and, therefore, will have no adverse affect on the community
and the regional parks.
· Arterial and Collector Roads. No Traffic Impact Statement was prepared or is
required.
FINDINGS AND CONLUSIONS
The following are findings and conclusions as a result of the reviews and analyses of this
request:
· The subject 2.5 acres is owned by Collier County and was acquired for and
planned for preservation, public open space and recreation, and conservation as
more defined in the Conceptual Site Plan for the property.
. The change to the FLUM to "Conservation Designation" is consistent with the
Collier County Growth Management Plan and, in particular, Goal I of the
Conservation and Coastal Management Element of the GMP.
. This map designation is not necessary to pursue the proposed park uses, rather it
is a condition of a state grant.
· This re-designation will result in less density and intensity of use being allowed
on the site than currently allowed.
NEIGHBORHOOD INFORMATION MEETING (NIM)
Neighborhood Information Meeting (NIM) Synopsis provided by Thomas
Greenwood, Principal Planner:
. Ms. Vicky Ahmad, Murdo Smith, and Barry Williams of the Collier County Parks
and Recreation Department were present and duly noticed and held the required
NIM on February 26, 2008, beginning at 7:30 PM at Goodland Civic Association
Building, 417 Mango Road in Goodland. It was stated that the proposed
amendment to the Future Land Use Map would affect just the County owned land
purchased for park purposes utilizing state funding with a requirement attached
that the property be restricted by future land use designation and zoning to
recreation, conservation, and open space. Those present were advised that the
NIM is a requirement of the LDC; that the meeting is being taped, videoed and
transcribed; that the meeting synopsis will be provided to the CCPC and the BCC;
that those present should sign in on the attendance sheet; that there will be time
6
Agenda Item 4 H
for questions and answers; that a rezone petition to P, Public Use will likely
follow; and that a second NIM will likely be held on March 20 due to a delay in
the mailed notices getting to the required property owners in a timely manner 10
days prior to the NIM.
. Approximately 35 persons from the public attended, in addition to the applicant's
team and county staff.
Remarks, concerns, and questions vetted:
Thomas Greenwood presented an overview of and the FLUM amendment request,
time schedule for transmittal and adoption hearings, and the affect the amendment
would have upon the county-owned property which is to restrict its future use to that
which it is intended (recreation, conservation, and open space).
. maior issues/contentions;
I. Short tenn security of the existing buildings was a concern voiced
(currently fenced and locked)
2. Timing for development of the park (estimated completion in July, 2010
following GMP amendment, zone change, plans and specs, bid taking and
construction) was questioned.
3. Protection of the artifacts currently stored in the former MarGood store
(planned conversion to a museum) was of concern. Parks staff stated that
the inventory of what is there is being completed, an agreement with the
owner is being formalized, and a good temporary place for the artifacts
will be found soon where the artifacts will be kept until the museUm
building is renovated.
4. Education and preservation of the maritime history of Goodland and
Southwest Florida was stated as the primary focus of the development and
redevelopment of the grounds and buildings to be kept on the park site. .
5. The ability to have concessions in the park was raised and it Was
concluded that minor concessions under the control of county would be
pennitted as they are in other parks.
6. Several present asked if the county would allow overnight boat parking, to
which staff responded by saying that the county code would have to be
changed to allow that.
7. Two persons asked about the ability to allow temporary docking space for
canoes, dinghies from sailboats and similar small craft to pennit those to
use restaurants and stores in Goodland. Staff stated that they will look
into that possibility.
· positive comments/approvals: Those present advised the applicant that they
would like to have an active role in the final planning and on-going success of the
park development and encouraged those involved in the planning to involve them
in a timely manner while the plans are being prepared.
. agent/applicant/developer statements of commitment: County staff stated that the
buildings are being kept secured and maintained in there "as is" condition until
the renovation can commence scheduled for 2009 and completion in 2010. The
county staff will begin to replace some of the fence with native landscape
7
treatment and keep the community involved in the plarming for the site which will
begin in 2008 with the hiring of a private consultant. It was noted by Barry
Williams that a second NIM will be held on March 20 at 7:30 PM and will be
properly advertised and noticed as required in the LDC.
. conclusion time: Approximately 8:30PM.
ENVIRONMENTAL ADVISORY COUNCIL:
The Environmental Advisory Council does not normally review this type of application.
LEGAL CONSIDERATIONS:
This staff report has been reviewed and approved by the Office of the Collier County
Attorney.
STAFF RECOMMENDATION:
In view of the reviews and analyses provided within this report, staff recommends that
the Plarming Commission forward Petition CP-2006-l2 to the Board of County
Commissioners with a recommendation to transmit to the Florida Department of
Community Affairs..
Prepared by:<(',Jh~:r:-/~"-b?'Lta---1':'--'U':'C'c)~ate: ;:;z/cL 7'/ oE'
Thomas Greenwood, AICP, Principal Plarmer
Comprehensive Plarming Department
Reviewed by:
<-~": _~; I"
d.-:. _-~/ f.: l l
;- --/-
t.L..--
Date:
/
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.1 -_.I, ,)
David Weeks, AICP, Manager
Co~rehensive PI arming Department
Reviewed by: 11~ ~
Randy Coh n, AlCP, Director
Comprehensive Plarming Department
Date: 3/3/ 0 ~
RevieWedbY:-i'I\r1flfr~"Oh ~f.W-~J)ate:
Maljori . Student-StJrlmg 2:1
Assistant County Attorney
Office of the Collier County Attorney
2/2.:>108
Approved by:
po -~
o ph K. Schmitt, Administrator
C mmunity Development and Environmental Services Division
Date: ..a/.s--k~
, I
8
Agenda Item 4 H
PETITION NO, CP-2006-12
Staff Report for the March 17,2008, CCPC Meeting.
NOTE: This petition has been scheduled for the April 15, 2008, BCC Meeting.
COLLIER COUNTY PLANNING COMMISSION:
Mr. Mark Strain, Chairman
9