CCPC Agenda 03/24/2008 GMP
CCPC
AGENDA
GMP
2006 CYCLE
AMENDMENTS
MARCH 24, 2008
I\ftNUTES & RECORDS
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 S 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 FDR S:OS P.M. ON MARCH 24, 2008 AT THE IMMOKALEE CAREER & SERVICES
CENTER, 7S0 SOUTH Slh STREET, IMMOKALEE, FL 34142.] Petition requesting an amendment to the
Immokalee Area Master Plan and Immokalee Area Master Plan Future Land Use MaD and MaD 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 Commercia/ (C-4) and Heavy Commercial (C-S)
zoning districts; and uses allowed within the General Office (C-1), Commercial Convenience (C-2) and
Commercia/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 1S, Township 47 South, Range
29 East, consisting of 164.87:t 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. includina the Golden Gate Area Master Plan Future Land Use MaD and MaD Series
(GGAMP/FLUM), to change the FLUM designation from Residential Estates and Neighborhood Center
Subdistricts to NEW Estates Shopping Center Subdistrict, to allow commercia/land uses consistent with the
General Commercial (C-4) zoning district of the Collier County Land Development Code at a maximum
intensity of 22S,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:t acres. (Coordinator:
Michele Mosca, AICP, Principal Planner]
- J -
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:t acres. (Coordinator: Thomas
Greenwood, AICP, Principal Planner]
D. CP-2006-7, Petition requesting an amendment to the Future Land Use Element. includinc the Future Land
Use MaD and MaD 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:t acres. [Coordinator:
Corby Schmidt, AICP, Principal Planner]
E. CP-2006-8, Petition requesting an amendment to the Future Land Use Element. includinc the Future Land
Use MaD and MaD 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:t acres. [Coordinator: Corby Schmidt, AICP, Principal
Planner]
F. CP-2006-9, Petition requesting an amendment to the Future Land Use Element. includinc the Future Land
Use MaD and MaD 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 west of Lake Trafford in the RLSA, in Section 33, Township 46 South, Range 28 East,
consisting of 191 .80:t acres.
(Coordinator: David Weeks, AICP, Planning Manager]
G. CP-2006-10, Petition requesting an amendment to the Future Land Use Element. includinc the Future Land
Use MaD and MaD 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:t acres.
(Coordinator: David Weeks, AICP, Planning Manager]
H. CPSP-2006-12, [TO BE CONTINUED] Staff petition requesting an amendment to the Future Land Use MaD
(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 MaD and MaD Series (FLUE/FLUM). CaDitallmDrovement Eiement. TransDortation Element and MaDS.
Recreation and ODen SDace Element. Economic Element. and Golden Gate Area Master Plan Eiement and
Future Land Use MaD 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
3/17108 CCPC AGENDA TO CONSIOER 2006 CYCLE GMPAs Dw/MK
- 2-
Agenda Item 4A
<::::;O~r C;;;OJ,t:n:ty
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO:
COLLIER COUNTY PLANNING COMMISSION
FROM:
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION,
COMPREHENSIVE PLANNING DEPARTMENT
HEARING DATE: March 24, 2008
RE:
PETITION CP-2006-1, COMMERCE PARK AT SILVER STRAND
SUBDISTRICT GROWTH MANAGEMENT PLAN AMENDMENT
[TRANSMITTAL HEAR/NG]
AGENT/APPLICANT/OWNERS
Agents: George L. Varnadoe, Esq.
Cheffy Passidomo Wilson & Johnson, LLP
821 Fifth Avenue South, Suite 201
Naples, FL 34102
and
Dominick J. Amico, Jr., P.E.
Agnoll, Barber & Brundage, Inc.
7400 Tamiami Trail North, Suite 200
Naples, FL 34102
Applicant: Paul J. Marinelli
Silver Strand III Partnership
2600 Golden Gate Parkway, Suite 200
Naples, FL 34134
GEOGRAPHIC LOCATION:
The subject property, containing 164.87.:': acres, is located in the Immokalee Urban area on
property located on the east side of Immokalee Road (CR 846), approximately one-quarter mile
south of Stockade Road, in Section 15, Township 47 South, Range 29 East, and is located
within a Rural Area of Critical Economic Concern (RACEC) and a Community Redevelopment
Area (CRA).
SITE LOCATION MAPS
Agenda Item 4A
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REQUESTED ACTION:
This petition seeks to amend the Immokalee Area Master Plan (lAMP) text and Future Land Use
Map and map series by:
1. Amending Policy 1.1.1 of the Urban - Commercial District to add the Commerce Park at
Silver Strand Subdistrict;
2. Amending the Urban - Commercial District to add the proposed Subdistrict; and
3. Creating a new lAMP Future Land Use Map series map depicting this new Subdistict,
and amending the lAMP Future Land Use Map to add this new Subdistrict.
The proposed change to Policy 1.1.1 and the proposed Subdistrict text is as follows:
(Single underlined text is added, as proposed by the petitioner. Note: Staff has recommended
text changes found at the end of this Report.)
Policy 1.1.1:
The URBAN Future Land Use Designation shall include Future Land Use District and
Subdistricts for:
URBAN - COMMERCIAL DISTRICT
2. Commerce Park at Silver Strand Subdistrict
URBAN DESIGNATION
B. Urban - Commercial District
2. Commerce Park at Silver Strand Subdistrict
[new text, page 3]
[new text, page 17]
This Commerce Park at Sliver Strand Subdistrict (CPSSS) consists of approximatelv
164.87 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
specificallv tailored to serve development within the Rural Lands Stewardship Area and
2
Agenda Item 4A
the Immokalee area in a park-like environment with low structural density, and where
landscaped areas provide for bufferino and eniovment bv the emplovees and patrons of
the commerce park.
The development of this Subdistrict shall be ooverned bv the followino criteria:
a. The oross leasable floor area shall not exceed 1.000,000 souare feet.
b. The maximum oross buildino coveraoe for the CPSSS shall not exceed 45 percent.
c. The CPSSS shall be permitted to develop with a maximum of 30 percent Secondary
Uses as identified in paraoraph h. below.
d. The CPSSS shall oain its principal access from Immokalee Road (CR 846) and
access to this arterial road shall be consistent with Policv 7.1 of the Transportation
Element.
e. The CPSSS shall utilize PUD zonino and shall include within the PUD specific
standards for buffers. landscapino, open space, sionaoe, screenino for outdoor
storaoe, parkino, and access manaoement.
f. The followino Primary Uses shall be permitted as of rioht. in 100 percent of the
CPSSS:
1. All Permitted Primary Uses of the Business Park zonino district of the Land
Development Code as of the date af adoption of this Subdistrict.
2. Automotive Repair Shops (oroups 7532-7539)
3. Business Services (oroups 7311. 7352-7359 and 7371-7379)
4. Motor freiaht transportation and warehousino (oroup 4225 - mini-storaoe and self
- storaoe onlv) subiect to the followino:
a. Metal roil-uP oaraoe doors, visible from a public rioht-of-wav. are prohibited.
b. Buildinos are limited to 100 feet in lenoth when adiacent to a residential
zonino district.
c. Wholesale or retail sales and office uses are prohibited in units desioned for
storaoe.
d. Outdoor storaoe is limited to boats. recreational vehicles and other
recreational eouipment and shall be enclosed bva type "B" buffer.
5. Motor Vehicle Dealers (oroups 5511-5521)
6. Lumber and other buildino materials dealers (oroup 5211; outdoor storaoe not
permitted in a front yard)
7. Ornamental floriculture and nursery products (oroup 0181)
g. Retail Sales and/or displav areas as accessory uses to the primary uses set forth in
paraoraph (f.), not to exceed an area oreater than 30 percent of the oross floor area
of the permitted principal use.
h. The followino Secondary Uses shall be permitted as of rioht. and shall be limited. in
aooreoate. to a maximum of 30 percent of the area within the CPSSS:
1. All Permitted Secondary Uses of the Business Park zonino district of the Land
Development Code as of the date of adoption of this Subdistrict.
3
Agenda Item 4A
2. All Permitted Uses of the Commercial Professional and General Office (C-1)
zonino district. the Commercial Convenience (C-2) zonino district. and the
Commercial Intermediate IC-3) zonino district as of the date of adootion of this
Subdistrict.
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner is requesting approval for a new subdistrict, consisting of a maximum of
1,000,000 square feet of gross leasable floor area for Business Park zoning district 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 Land Development Code on 164.87:t acres.
SURROUNDING LAND USE. ZONING AND FUTURE lAND USE DESIGNATION:
Subiect Site:
. The subject site is undeveloped; zoned A-MHO, Rural Agricultural with Mobile Home
Overlay; and, designated Urban (Mixed Use District, Low Residential Subdistrict) on the
lAMP Future Land Use Map.
. The site is adjacent to an arterial roadway, Immokalee Road (CR. 846).
SurroundinQ lands:
North:
Undeveloped parcel (approved for a conditional use to allow a batch plant), zoned
A-MHO, Agricultural-Mobile Home Overlay; and, a developed parcel - Collier
County Landfill, zoned A-MHO; both designated Urban (Mixed Use District, Low
Residential Subdistrict) on the lAMP Future Land Use Map.
South:
Undeveloped parcel; zoned A-MHO; and, designated Agricultural/Rural
(Agricultural/Rural Mixed Use District, Rural Lands Stewardship Area Overlay -
Open and Water Retention Area) on the countywide Future Land Use Map.
West:
Across Immokalee Road, undeveloped parcel; zoned A-MHO; and designated
Urban (Mixed Use District, Low Residential Subdistrict) on the lAMP Future Land
Use Map.
East:
Undeveloped parcel, zoned A-MHO; and designated Urban (Mixed Use District,
Low Residential Subdistrict) on the lAMP 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."
4
Agenda Item 4A
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 ta 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 Appropriateness of Chanae:
. Commercial, Industrial and Business Park opportunities within the Immokalee Urban
Area:
The Immokalee Area Master Plan (lAMP) was adopted and incorporated into the County's
Growth Management Plan in 1991. The Plan included industrial and commercial designated
areas, and contained locational criteria to establish new commercial acreage.
The lAMP has not substantially changed since its adoption. The Plan allows commercial,
industrial, and business park development as follows:
Commercial
Commercial Subdistrict - SR 29 and Jefferson Ave. (rust shaded area on FLUM, page 7):
. The purpose of the Subdistrict is to provide for retail and office uses, highway
commercial uses, and transient lodging facilities.
. The Subdistrict allows commercial development consistent with the C-1 through C-4
zoning districts of the Land Development Code.
. The Subdistrict includes the following three commercial areas:
1. SR. 29 and New Market Rd. - the commercial node is approximately 26.75 acres in
size with approximately 7.03 vacant acres.
2. New Market Rd. - the commercial node is approximately 39.58 acres with
approximately 11.55 vacant acres.
3. S.R. 29 (south of Lake Trafford Rd.) - the commercial node is approximately 78.64
aces with approximately 6.05 vacant acres.
5
Agenda Item 4A
Neighborhood Center Subdistrict (blue shaded area on FLUM. page 7):
. The purpose of this Subdistrict is to serve the needs of the surrounding neighborhoods.
. The Subdistrict allows commercial development consistent with the C-1 through C-3
zoning districts of the Land Development Code.
. New Neighborhood Centers may be established throughout the Residential Subdistricts,
subject to criteria.
. Five Neighborhood Centers are designated on the lAMP Future Land Use Map
presently:
1. 1 st Street South - the Center is approximately 105.44 acres in size with
approximately 83.86 vacant acres.
2. S.R. 29 - the Center is approximately 109.94 acres in size with approximately 89.93
vacant acres.
3. Lake Trafford Rd. and S.R. 29 - the Center is approximately 125.38 acres in size
with approximately 23.36 vacanf acres.
4. Lake Trafford Rd. (west of Carson Rd.) - the Center is approximately 69.31 acres in
size with approximately 23.31 vacant acres.
5. S.R. 29 and Westclox St. - the Center is approximately 30.52 acres in size with
approximately 30.52 vacant acres.
Commerce Center - Mixed Use Subdistrict (purple shaded area on FLUM, page 7):
. The purpose of this Subdistrict is to create a major activity center that serves the entire
Immokalee Urban area and surrounding agricultural areas.
. The Subdistrict is intended to function as an employment center.
. The Subdistrict allows commercial development consistent with the C-1 through C-4
zoning districts of the Land Development Code.
. This Subdistrict is approximately 381.87 acres with approximately 55.92 vacant acres.
Planned Unit Development (PUD) Commercial Subdistrict:
. The purpose of this text-based Subdistrict is to provide residential mixed use
development.
. PUD commercial development is allowed in all Residential Subdistricts, subject to
criteria, including spacing criteria from elementary schools. PUD commercial? 1 0 acres,
and commerce centers.
. The Subdistrict provides for three categories of mixed-use development ranging in size
from 5 to 20 acres of commercial, and ranging in intensity from C-2 through C-4
commercial uses.
Industrial and Business Park
Industrial Subdistrict (gray shaded area on FLUM. page 7):
. The purpose of this Subdistrict is to provide for industrial land uses including but not
limited to, airports; light manufacturing; processing; storage; high technology; computer
and data processing; business services; etc.
. Limited commercial uses, except retail, are allowed in the Subdistrict
. There are approximately 766.96 vacant acres, not including the undeveloped portions of
the airport property. This figure also includes approximately 583 industrial acres
allocated for the proposed Tradeport DRI (pending).
6
Agenda Item 4A
The Tradeport DRI will include approximately 2,871,000 square feet of light industrial,
light manufacturing, storage, distribution, and warehousing on 287.5.:!: acres; and
342,000 square feet of office and storefronts of industrial trades on 42.5?.:!: acres.
Additionally the project will include approximately 124,000 square feet of retail uses
within the village center on 15.50.:!: acres.
Commerce Center - Industrial Subdistrict (maroon shaded area on FLUM, below):
. The purpose of this Subdistrict is to create a major activity center that serves the entire
Immokalee Urban area and surrounding agricultural areas.
. The Subdistrict is intended to function as a major employment center.
. The Subdistrict allows land uses consistent with the C-1 through C-5 commercial zoning
districts, and uses allowed in the industrial and business park zoning districts of the Land
Development Code.
. There are approximately 136.85 vacant acres, not including the undeveloped portion of
the airport property.
Business Park Subdistrict
. This text-based provision provides for business park development within the Commerce
Center Industrial Subdistrict and the Industrial Subdistrict, as identified on the lAMP
Future Land Use Map.
. Business Parks must be a minimum size of 35 acres.
. Land uses must be consistent with the Business Park zoning district of the Land
Development Code.
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IMMOKALEE FUTURE LANO USE MAP
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7
Agenda Item 4A
. lAMP Re-study:
The Immokalee Master Plan and Visioning Committee (IMPVC) was formed. in part, to study
the land use and general economic needs of the Immokalee Community. The Committee
has been tasked with making recommendations to the Board of County Commissioners on
revisions to the Immokalee Area Master Plan and Land Development Code that would
further the economic and development goals of the community.
The Committee has proposed expanding/contracting commercial and industrial areas within
the community, as depicted on the Future Land Use Map below. The net increase/decrease
in acreage for each land use category is unknown at this time. The Committee is expected
to provide this information when they formally submit their request for a Growth
Management Plan amendment to the Immokalee Area Master Plan later this year.
IMMOKALEE FUTURE LAND USE MAP
as proposed by the IMPVC
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8
Agenda Item 4A
Economic Analysis:
In 2006, The Regional Economic Research Institute prepared, and the Immokalee Master
Plan and Visioning Committee approved, the /mmokalee Master Plan Study Economic
Analysis for the Immokalee community, as part of the Immokalee Master Plan update.
The Analysis identified the low, medium and high range forecasts for employment, retail and
office space demand for the Immokalee Community; and, industriallbusiness park demand
for the County.
The Immokalee medium range forecasts for retail and office demand, assuming a 1.9
percent growth rate from 2005-2010 and a 1.5 percent growth rate through 2020; and, the
projected medium range County employment growth figures and acreage demand for
industrial land uses are identified in the table below.
Year Immokalee Retail Retail Immokalee Office Office *County *County
Retail Sq.Ft. Acres Office Sq. Ft. Acres Industrial Industrial
Gro'Nth Needed Growth Needed Employment Acres
Growth Needed
2005-
2010 164 98,480 12 188 112,763 14 4,751 470
2005-
2015 373 223,761 28 310 186,027 23 10,387 1,009
2005-
2020 650 389,792 49 436 261,545 33 17,078 1.629
(-According to the analysis, Immokalee's industrial employment and acreage forecast is dependent upon the
County's overall growth.)
Based on the data and analysis (medium range forecast) provided in the Study,
approximately 49 retail acres and 33 office acres will be needed to support employment
growth in Immokalee by 2020 and 1,629 industrial acres will be needed to support the
countywide employment growth by 2020.
. Community Redevelopment Agency (CRA):
The Community Redevelopment Agency adopted the Immokalee Community
Redevelopment Plan by adoption of Resolution No. 2000-181.
The Community Redevelopment Plan, in part, contains community goals and objectives to
retain and enhance desirable areas in the community and revitalize, rehabilitate and
redevelop less desirable areas. The Plan encourages and promotes innovations in
development techniques in order to obtain livability; provides a sound basis for urbanization
by establishing relationships between residential, commercial, industrial and open space
land uses; provides a strategy for an efficient transportation system; and fosters economic
growth and development. The Plan targets development and redevelopment efforts within
five specific subareas of the community, and provides some general guidance for
development in the remaining areas of the CRA.
The proposed Subdistrict is located within the CRA boundaries, but it is not within a subarea
targeted for specific development andlor redevelopment. However, the Plan identifies an
overarching economic development goal and objectives aimed at increasing small business
start-ups and expansions; recruiting new businesses to Immokalee and the airport; and,
9
Agenda Item 4A
nurturing entrepreneurial business development and retention - objectives which the
proposed project may further.
[Note: The petitioners did not address the Goals and Objectives of the Redevelopment Plan
in their submittal nor did they provide data and analysis to demonstrate the proposed project
furthers the Plan, as requested by staff.]
. Tax Increment Financing (TIF):
Tax Increment Financing is one of the primary tools local governments have to increase
investment in economic development or urban revitalization. When property is improved, its
value rises and the taxes generated at the site increase. The difference between the taxes
generated before and after the investment in the property is called the tax increment. The
tax increment revenues are retained by the Community Redevelopment Agency and used
for redevelopment projects and related administrative activities within the CRA boundaries.
The original Fiscal Impact Analysis Model (FlAM) and the July 2007 re-submittal did not
include the TIF analysis for the proposed project. However, in response to staff's request, a
TIF analysis was submitted in September 2007. It is located in the support documentation
after the tab marked CRA Contributions (refer to memorandum dated September 26, 2007).
The analysis assumes a 3 percent annual taxable value increase. Based on the
consultant's calculations, the proposed development's cumulative contributions to the CRA
at build-out in 2016 will be over 3.2 million dollars.
. Rural Area of Critical Economic Concern (RACEC):
Florida Statutes define a RACEC as a region composed of rural communities adversely
affected by extraordinary economic events. Immokalee along with the Counties of Desoto,
Glades, Hardee, Hendry, Highlands, Okeechobee, and the Cities of Belle Glade, Pahokee,
and South Bay (in Palm Beach) were re-designated as the South Central Florida Rural Area
of Critical Economic Concern in 2006 by Governor Jeb Bush.
Designated communities receive priority assistance, from state and regional agencies
through the Rural Economic Development Initiative (REDI), to further their economic goals -
retain and create jobs, enhance the community, facilitate long-term private capital
investment, etc.
In addition to RED I assistance, the RACEC designation allows for the submittal of Growth
Management Plan amendments without regard to the statutory limits on the frequency of
adoption of amendments to the comprehensive plan, provided the proposed amendment
meets the State's economic development objectives. The proposed Silver Strand GMP
amendment has been submitted under the RACEC designation.
In order to assess the project's potential economic impacts on the community, staff reviewed
the FlAM analysis submitted as part of the Growth Management Plan amendment
application. The fOllowing conclusions were provided by the petitioners:
1. An average of 2,101 jobs annually is forecasted through permanent and construction
related impacts during build-out period;
2. Direct and indirect total output or sales within the area is expected to average $183.1
million each year during build-out;
3. The project is expected to produce 3,212 permanent and construction jobs annually after
project completion;
10
Agenda Item 4A
4. Approximately $275.5 million in outpuVtotal sales and approximately $95.2 million in
earnings is expected after project build-out;
5. Estimates of approximately 40 percent or 1300+ jobs are expected to be within the high
wage category, as defined by the Economic Development Council of Collier County
($43,339+ annually); and
6. A significant number of employees for the jobs generated by the project will come from
the Immokalee area.
. Immokalee Area Master Plan (lAMP) - Goals, Objectives and Policies:
Goal 1: To guide land use so as to enhance Immokalee's ... status as an urban hub for the
surrounding agricultural region....
Goal 6: Enhance and diversify the local economy of the Immokalee community as detailed
in the Economic Element of the Growth Management Plan.
Objective 6.1: The County shall promote economic development opportunities throughout
the Immokalee Urban area.
The above goals and related objectives and policies demonstrate the community's desire to
diversify its local economy and establish itself as an employment center for the surrounding
rural agricultural lands.
[Note: The petitioners did not address the Goals, Objectives and Policies (GOPs) of the
lAMP in their submittal nor did they provide data and analysis to demonstrate the proposed
project furthers the GOPs in the Plan, as requested by staff.]
. Rural Lands Stewardship Area:
Stewardship Receivino Area (SRA) - Town of Ave Maria (approved)
Land Use Description Units Phase I Phase II Final
(2006-2011 ) (2012-2016) Total
Residential Dwelling
Units 6,010 4,990 11,000
ALF
Beds 450 450
Retail, Entertainment,
Service Sq. Ft. 367,900 322,100 690,000
Professional Office
( General/Medical/Financial, Sq. Ft. 276,600 233,400 510,000
etc.)
Warehouse Sq. Ft. 0 0 0
Industrial Sq. Ft. 0 0 0
20,913 residents w/out student population (source: Town of Ave Maria Fiscal Impact
Analysis Model)
24,251 total residents - Peak (source: Fiscal Impact Analysis Model approved with the
Town of Ave Maria SRA)
11
Agenda Item 4A
Retail Demand
Assumption: retail demand based on state average of 18.2 residents per employee and
600 sq. ft. of retail space per employee:
20,913/18.2 = 1149 employees
1149 X 600 sq. ft. = 689,400 sq. ft. demand
OR
Fiscal Impact Analysis Model (FlAM) for Town of Ave Maria (TAM):
[1154 employees x 598 sq. ft. per employee = 690,092 sq. ft. demand]
Office Demand
Assumption: office demand based on 17 residents per office employee and 600 sq. ft. of
office space per employee:
20,913/17 = 1230 employees
1230 X 600 sq. ft. = 738,000 sq. ft. demand
OR
Fiscal Impact Analysis Model (FlAM) for Town of Ave Maria (TAM):
[1719 employees x 300 sq. ft. (ranges from 250 to 350 sq. ft.) per employee =
515,700 sq. ft. demand]
SRA - Bia Cypress (DRI pendina)
Land Use Description Units Phase I Phase II Final
(2012-2016) (2017-2023) Total
Residential Dwelling
Units 3,094 5,874 8,968
Retail! Service
Sa. Ft. 340,580 646,608 987,188
Professional Office
( General/Medical/Financial, Sq. Ft. 276,600 233,400 510,000
etc.)
Warehouse So. Ft. 0 0 0
L10ht Industrial Sa. Ft. 170,458 323,622 494,080
21,882 residents (source: Big Cypress DRI application)
Retail Demand
Assumption: retail demand based on state average of 18.2 residents per employee and
600 sq. ft. per employee:
21,882/18.2 = 1202 employees
1202 X 600 sq. ft. = 721,200 sq. ft. demand
OR
Fiscal Impact Analysis Model for Big Cypress:
[1,651 employees x 598 sq. ft. per employee = 987,298 sq. ft. demand]
12
Agenda Item 4A
Office Demand
Assumption: office demand based on 17 residents per office employee and 600 sq. ft. per
employee:
21,882/17 = 1287 employees
1287 X 600 sq. ft. = 772,200 sq. ft. demand
OR
Fiscal Impact Analysis Model for Big Cypress:
[1,898 employees x 350 sq. ft. per employee = 664,300 sq. ft. demand]
Based on the above analysis, it appears there is sufficient commercial development
proposed within these SRAs to meet demand. Further, any new Town, Village, Hamlet or
Compact Rural Development proposed in the RLSA is required to provide commercial
development to serve its residents.
. Justification for the proposed amendment as provided by the petitioner (refer to
Exhibit V.D.5), and appropriateness of change:
Fishkind and Associates prepared the commercial and industrial needs analysis for the
proposed project.
Business ParklLiaht Industrial
The consultant's analysis evaluated the projected countywide industrial land use needs
based on a projected population figure of 598,500 by 2030 (consistent with County's figure).
The analysis assumes a 2 percent incremental workforce grOw1h rate for each 5 year period
beyond the 33.19 percent established for the workforce population in year 2005.
The consultant estimates by year 2020 approximately 6,506,391 square feet of light
industrial space and 813 acres will be needed countywide and by 2030 approximately
6,161,395 square feet and 770 acres will be needed. The industrial acreage deficit
projected in year 2010 is 402 acres and will increase to 2,075 acres by year 2030.
Commercial
The consultant evaluated the commercial supply and demand characteristics within a 20-
minute and 30-minute drive time. The commercial component of the Commerce Park is
described as community serving with some regional serving uses, by the consultant. The
findings of the Study are as follows:
1. Demand for community space in the 20-minute drive time market was based on
population estimates and projections of 19,894 persons in 2005 to 29,141 persons in
2030; household estimates and projections of 5,355 households in 2005 to 7,845
households in 2030: and the market retail demand estimate and projections of 11
acres in 2005 to 16 acres in 2030; and supply estimates and projections of 46 acres
in 2005 and 2030.
2. Demand for regional space in the 30-minute drive time market was based on
population estimates and projection of 72,956 persons in 2005 to 106,079 persons in
2030; household estimates and projections of 25,303 households in 2005 to 36,791
households in 2030; and the market retail demand estimate and projections of 55
acres in 2005 to 96 acres in 2030; and supply estimates and projections of 0 acres in
2005 and 2030.
13
Agenda Item 4A
The study concludes that the market has a current demand of 11 acres of community space and
55 acres or regional space.
No additional data and analysis was provided by the petitioners to support the amendment or
address the appropriateness of the change from Low Residential Designation, 4 residential units
per acre (and uses generally allowed in the Urban area such as essential services, institutional
uses, open space uses, etc.) to Commerce Park at Silver Strand Subdistrict, commercial and
light industrial development at a maximum of 1,000,000 square feet of gross leasable floor area
on 164.87.:!: acres. The petitioners did not address how the project furthers the goals of the
lAMP, Redevelopment Plan or the State's RACEC designation; nor did they address
compatibility with surrounding land use designations.
Staff reviewed the Goals of the Immokalee Area Master Plan, Redevelopment Plan and Rural
Lands Stewardship Area Overlay; the Economic Analysis prepared by Florida Gulf Coast
University; the objectives of the Rural Area of Critical Economic Concern Designation; the
existing and future development patterns on properties surrounding the proposed Subdistrict
site; and the Commercial and Industrial Needs Analysis prepared by Fishkind and Associates
submitted with this petition to determine if the proposed change is appropriate. (Refer to
Findings and Conclusions Section of this report further below.)
Environmentallmoacts:
The environmental report prepared by ACI, Inc. and submitted with this petition, dated March
2006, indicates the following:
. The site is primarily composed of active citrus grove, with some spoil areas; isolated and
degraded wetland areas; and, farm ditches. The site has three wetlands totaling 8.5.:!: acres.
These wetlands are low quality and contain exotic and nuisance vegetation. The largest
wetland (4.2.:!: acres) on the site and the majority of the northern wetland (2.7.:!: acres) will be
preserved.
. Five (5) soil units were mapped on the site: Pomello fine sand (non-hydric); Oldsmar fine
sand (non-hydric); Chobee, Winder, Gator soils; Depressional (non-hydric), Holopaw fine
sand (hydric), Wabasso fine sand (non-hydric), and Wabasso fine sand (non-hydric).
. The listed species observed on site include the american alligator and a little blue heron
within the north-western isolated wetland; and an Audubon's crested caracara adjacent to
the westernmost preserved wetland.
Environmental Specialists with the COllier County Environmental Services Department reviewed
the environmental report and provided the following comments:
. No special environmental concerns are associated with the establishment of the Subdistrict
on the proposed subject site.
Historical and Archeological Impacts:
The Florida Master Site File lists no previously recorded cultural resources in Section 15,
Township 47 South, Range 29 East, Collier County, Florida. However, the Florida Dept. of
State, Division of Historical Resources, cautions property owners that sites may contain
unrecorded archaeological sites, unrecorded historically important structures, or both.
14
Agenda Item 4A
Traffic Capacity. Traffic Impacts and Consistency with the GMP:
The project is not consistent with the Policy 5.1 of the Transportation Element of the Growth
Management Plan (GMP), unless specific mitigating stipulations are approved.
The proposed amendment would create approximately 543 PM peak hour, peak direction trips
on the immediately adjacent link (Immokalee Road). Immokalee Road is a two lane undivided
facility and has a current service volume of 860 trips, with a remaining capacity of approximately
445 trips between Oil Well Road and State Road 29; and is currently at LOS "8" as shown in the
2007 AUIR. The Traffic Impact Statement (TIS) assumes improvements that are consistent with
the Long Range Transportation Plan (LRTP) but not consistent with projects identified in the
current five year Capital Improvement Element (CIE). These roadways include Immokalee Road
and Camp Keais Road. Several roadways will not have adequate capacity in the five year
planning period. These roadways include Immokalee Road from Oil Well Road to SR-29, Camp
Keais Road, State Road 82 and portions of State Road 29. It should also be noted that several
intersections will not operate at an acceptable level of service including, Immokalee Road &
Camp Keais Road, Immokalee Road and State Road 29, State Road 82 and State Road 29 and
various movements at intersections along State Road 29.
The project will require extensive improvements to the adjacent roadway and at the project
access points. These improvements should include general roadway widening and signalization.
Staff also recommends that the applicant should consider and agree to the fOllowing mitigation
strategies which can be further defined at the next level of the zoning stage:
1. Inclusion of a transit center and road maintenance facility within the development;
2. Subsidized transit service for employees;
3. Dedicated transit service to Immokalee center or other appropriate locations;
4. Proportionate share payments to intersections improvements identified at the time of
zoning, not expected to operate at an acceptable level of service;
5. Developer initiated Roadway widening adjacent to the project and intersections
improvements to Camp Keais Road and Immokalee Road and Immokalee Road and
State Road 29; and
6. Developer should dedicate the necessary right-of-way for these improvements and
roadway storm water management.
Public Facilities Impacts:
. Water and Wastewater: The subject site is located within the Immokalee Water and Sewer
District (IWSD). According to the petitioner, the IWSD has adequate capacity to serve the
project. However, if adequate capacity is not available the applicant intends to provide
service on-site on a temporary basis.
. Solid Waste: The service provider is Immokalee Disposal, Inc. 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 2016.
. Drainage: The agent states that the drainage system designed to serve the Commerce
Park has been approved by South Florida Water Management District (SFWMD). 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.
15
Agenda Item 4A
. 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, and Police, and County Jail: The subject project is located within the Immokalee
Fire Control District. The nearest fire station and EMS services are available at 502 New
Market Road East, approximately 2.5-road miles northeast of the site. The project will be
served by the Collier County Sheriff's Department, located at 112 1st Street South,
approximately 1.75 miles north of the site. The proposed subdistrict is anticipated to have
minimal impacts on safety services and jail facilities.
NEIGHBORHOOD INFORMATION MEETING INIMI NOTES:
The Neighborhood Information Meeting (NIM) was held on February 4, 2008, at 6:00 p.m., after
the applicant/agent duly noticed and advertised the meeting, as required by the COllier County
Land Development Code.
There were no attendees at the NIM, held at the Immokalee Community Park, located at 327 1st
Street North.
The meeting ended at approximately 6: 15 p.m.
[Synopsis prepared by M. Mosca, Principal Planner]
FINDINGS AND CONCLUSIONS:
. Approval of this request to add 1,000,000 square feet of light industrial and commercial uses
at the subject location is inconsistent with Policy 5.1 of the Transportation Element of the
Growth Management Plan, unless traffic mitigation is agreed to by the applicant and
approved by the Board of County Commissioners.
. The lAMP Land Use Designation Description Section clearly identifies the Commerce
Center - Mixed Use Subdistrict and Industrial District as the intended employment centers
for the local and regional population. Goals contained in both the lAMP and Redevelopment
Plan target these specific areas for economic development. Conversely, the Low
Residential Subdistrict does not allow intensive commercial and industrial development, but
rather low density residential development intended to serve as a transition between urban
and rural lands.
. The lAMP and the Redevelopment Plan contain goals and related objectives that can be
construed to encourage or promote economic development throughout the Urban area -
Goal 1 and Objective 6.1 of the lAMP and the Economic Goal and Objectives of the
Redevelopment Plan.
. Based on the industrial analysis prepared by the petitioner and the analysis prepared by
Florida Gulf Coast University, business park acreage is needed currently and in the future to
support countywide employment growth.
. Business Park uses may be deemed appropriate on the subject site, if the project is found
consistent with the Transportation Element, and the agent agrees to provide buffering and
land use transitions as part of the project's overall design and development.
16
Agenda Item 4A
· Based on staff's analysis of the existing and future commercial acreage allowed by the
lAMP and the proposed commercial development approved and allowed within the RLSA,
there is sufficient commercial acreage available to serve the community and regional
markets.
· Based on the Fiscal Impact Analysis Model, high wage jobs will be created and TIF
revenues generated (which furthers the goals of the CRA Plan and RACEC Designation).
LEGAL CONSIDERATIONS:
This Staff Report has been reviewed and approved by the County Attorney's Office.
STAFF RECOMMENDATION: Staff recommends that the Collier County Planning
Commission forward Petition CP-2006-1 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 revisions
to the proposed subdistrict (single underline text is added, as proposed by petitioner; double
underline text is added, as proposed by staff; double strihs tI'lF€l\;l!l1'l text is deleted, as
proposed by staff for proper code language, format, clarity, etc.):
B. Urban - Commercial District
2. Commerce Park at Silver Strand Subdistrict
This Commerce Park at Sliver Strand Subdistrict (CPSSS) consists of approximatelv
164.87 acres and is located on the east side of Immokalee Road (CR 846) and south of
Stockade Road. The intent of the CPSSS is to allow for a mix of Iiaht industrial and
commercial uses specificallv tailored to serve development within the Rural Lands
Stewardship Area and the Immokalee Urban area, Develoament within this Subdistrict
will resemble if'! a park-like environment with low structural densitv. 8I'I€i where
landscaped areas provide feI' bufferino 8I'I€i for eniovment bv the employees and patrons
of the commerce park.
The development of this Subdistrict shall be ooverned bv the followino criteria:
a. The oross leasable floor area shall not exceed 1.000,000 s~uare feet.
b. The maximum oross buildino coveraoe for the CPSSS shall not exceed 45 percent.
c. The CPSSS shall be permitted to develop with a maximum of 30 percent Secondarv
Uses as identified in paraoraph h. below.
d. The CPSSS shall oain its principal access from Immokalee Road (CR 846) and
access to this arterial road shall be consistent with Policy 7.1 of the Transportation
Element.
e. The CPSSS &I'leII is encouraaed to utilize PUD zonino and shall include within the
j;!yQ specific standards for buffers. landscapino. open space. sionaoe. screenino for
outdoor storaoe, parkino, and access manaoement.
f. The followino Primary Uses shall be permitted as of rioht. in 100 percent of the
CPSSS:
1. All ~permitted ~orimary l.IJ.lses of the Business Park ;!,Zonino €lDistrict as set
forth in ef the Land Development Code in effect as of the date of adoption of
this Subdistrict.
17
Agenda Item 4A
2. Automotive Rrepair Sshops (eGroups 7532-7539\
3. Business Sservices leGroups 7311,7352-7359 and 7371-7379\
4. Motor freiqht transportation and warehousinq leGroup 4225 - mini-storaqe
and self - storaqe onlv\ subiect to the followinq:
a. Metal roll-uP qaraqe doors, visible from a public riqht-of-wav. are prohibited.
b. Buildinqs are limited to 100 feet in lenqth when adiacent to a residential
zoninq district or residential use.
c. Wholesale or retail sales and office uses are prohibited in units desiqned for
storaqe.
d. Outdoor storaqe is limited to boats, recreational vehicles and other
recreational equipment and shall be enclosed bva tvpe "B" buffer as set
forth in the Land Development Code in effect as of the date of adootion of
this Subdistrict.
5. Motor l,Ivehicle Qdealers leGroups 5511-5521)
6. Lumber and other buildinq materials dealers leGroup 5211; outdoor storaqe
not permitted in a front vard\
7. Ornamental floriculture and nurserv products (eGroup 0181)
g. Retail Sales and/or displav areas as accessorv uses to the primarv uses set forth
in paraqraph If. \. sbalLnot te exceed an area qreater than 30 percent of the qross
floor area of the permitted principal use.
h. The followinq Ssecondarv lJuses shall be permitted as of riqht. and shall be
limited. in aqqreqate, to a maximum of 30 percent of the area within the CPSSS:
1. All J;!oermitted Ssecondarv lJuses of the Business Park ii!Zoninq dDistrict of
the Land Development Code in effect as of the date of adoption of this
Subdistrict.
2. All Permitted Uses of the Commercial Professional and General Office IC-1)
ii!Zoninq dQistrict. the Commercial Convenience IC-2\ ii!Zoninq dO/strict. and
the Commercial Intermediate IC-3\ ii!Zoninq dDistrict in effect as of the date of
adoption of this Subdistrict.
[Placeholder Text - Insert Traffic Mitioation Reouirementsl
18
Agenda Item 4A
A SECOND ALTERNATIVE, preferred by staff, if the proposed project is deemed
consistent with the Transportation Element of the Growth Management Plan, is as follows
(modified by staff, but not depicted in double underline and double StFiI\8 t1mIOJ!jR format):
B. Urban - Commercial District
2. Business Park at Silver Strand Subdistrict
This Business Park at Sliver Strand Subdistrict (BPSSS\ consists of approximatelv
164.87 acres and is located on the east side of Immokalee Road (CR 846\ and south of
Stockade Road. The intent of the BPSSS is to allow for a mix of Iioht industrial and
supportino commercial uses. to serve development within the Rural Lands Stewardship
Area and the Immokalee Urban area. Development within this Subdistrict will resemble
a park-like environment with low structural densitv, where landscaped areas provide for
bufferino and eniovment bv the emplovees and patrons of the business park.
The development of this Subdistrict shall be ooverned bv the followino criteria:
a. The oross leasable floor area shall not exceed 1.000,000 souare feet.
b. The maximum oross buildino coveraoe for the BPSSS shall not exceed 45 percent.
c. The BPSSS shall oain its principal access from Immokalee Road (CR 846\ and
access to this arterial road shall be consistent with the Transportation Element.
d. The BPSSS shall be encouraoed to utilize PUD zonino and, if utilized, shall include
specific standards for buffers. landscapino, open space. sionaoe, Iiohtino, screenino
of outdoor storaoe. parkino, and access manaoement.
e. Allowed Uses within the Subdistrict shall be limited to:
1. Permitted Primary Uses of the Business Park zonino district of the Land
Development Code as of the effective date of adoption of this Subdistrict.
2. Retail sales andlor displav areas as accessory uses to the permitted primary
uses, not to exceed an area oreater than 20 percent of the oross floor area of the
permitted primary use.
3. Secondary Uses of the Business Park zonino district of the Land Development
Code as of the effective date of adoption of this Subdistrict. not to exceed an
area oreater than 30 percent of the oross floor area of the permitted primary use.
f. Proiect boundary setbacks and bufferino shall be incorporated into the proiect's
desion to provide a transition between the Business Park development and the
adiacent Low Residential and Aoricultural/Rural desionated areas.
o. A communitv entry feature/sion with landscapino shall be included in the proiect's
desion.
[Placeholder Text - Insert Traffic Mitioation Reauirementsl
19
PREPARED BY:
g
/MICHELE MOSCA, AIGP;~ N PAL PLANNER
/ COMPREHENSIVE J;'L ING DEPARTMENT
REVIEWED BY:
A~lA/J-
AVID WEEKS, AICP, PLANNING MANAGER
COMPREHENSIVE PLANNING DEPARTMENT
REVIEWED BY:
tlaJJjJ (~-,
RANDALL COH . ,AICP, DIRECTOR
COMPREHENSIVE PLANNING DEPARTMENT
REVIEWED BY:
nt~~AM--;m - ~ - PtMJ 16
MARJ IE M. STUDENT-STIRLING ,
ASSISTANT COUNTY ATTORNEY
APPROVED BY:
o EPH K. SCHMITT, ADMINISTRATOR
COMMUNITY DEVELOPMENT &
\jZNVIRONMENTAL SERVICES DIVISION
COLLIER COUNTY PLANNING COMMISSION:
MARK P. STRAIN, CHAIRMAN
Petition No: CP-2006-1
Staff Report for the March 24, 2008 CCPC Meeting
DATE:
DATE:
-3 /'/ - ciS
)-/f../-05
Agenda Item 4A
DATE:
)_ i L(_ C?
DATE: 3-/4-ob
DATE:
~~j;i/oe
, (
Note: This petition has been scheduled for the April 8, 2008, BCC Meeting.