CPSP-2010-5 Davis/County Barn MU Subdistrict
PETITION
CPSP-2010-5
DAVIS BOULEVARD
COUNTY BARN ROAD
MIXED-USE
SUBDISTRICT
GROWTH MANAGEMENT
PLAN AMENDMENT
JULY 21,2011
County Clerks Office
4th Floor Administration Building (F)
Attn: Patricia Morgan
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
AMENDMENTS
2010 CYCLE
including petition CP-2008-1
(ADOPTION HEARING)
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Petitions: CP-2008-1, CP-2010-1, CPSP-2010-2, & CPSP-2010-5
EAC: July 06, 2011 [petitionePSP-201O-2only]
CCPC: July 21, 2011
BCC: September 13, 2011
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DATE: July 6,2011
TO: Collier County Planning Commission (and others)
FROM: Comprehensive Planning Section
Land Development Services Department
SUBJECT: 2010 Cycle GMP Adoption Amendments Advertising - CCPC Advertisement
CCPC Hearing - July 21,2011
Due to the timing of the Planning Commission meeting advertisements, we are unable to
provide copy(ies) of the official affidavits as proof of advertisement at this time. However, as
soon as the official affidavits have been received they will be provided in the binders going to
the Board of County Commissioners for scheduled hearing of these adoption amendments on
September 13, 2011.
Growth Management Division
Planning & Regulation
Land Development Services Department
Comprehensive Planning Section
PUBUC NOTICE
PUBLIC NOTICE
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
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Notice is hereby given that the Conier County Planning Commission will hold a public
meeting on Thursday, July 21, 2011 at 9:00 A.M. in the Board 01 County Commissioner's
Chamber, Third Floor, County Government Center, 3299 East Tamjarni Trail. Naples.
The purpose of the hearing is to consider recommendatioo 10 the Board of County Commis.
sionets to transmit to the Florida Department of Community Affairs the Adoption of Growth
Management Plan amendments 10 the Future land Use and Future Land Use Map and Map
Series. and the Golden Gate Area Master Plan and Golden Gate Area Master Plan Future
land Use Map and Map Series. The ordinance titles are as follows:
ORDINANCE NO. 201 1-_
AN ORDINANCE AMENDING ORDINANCE NO. 89..05. AS AMENDED, THE COL-
LIER COUNTY GROWTH MANAGEMENT PlAN FOR THE UNINCORPORATED
AREA OF COWER COUNTY. FLORIDA BY PROVIDING FOR: AN AMENDMENT.
SPECIFICAlLY AMENDING THE GOLDEN GATE AREA MASTER PLAN. INCLUD-
ING mE GOLDEN GATE AREA MASTER PLAN FUTURE LAND USE MAP AND
MAP SERIES. TO CREATE THE ESTATES SHOPPING CENTER SUBDISTRICT.
AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE ADOPTION
AMENDMENT TO THE FLORDIA DEPARTMENT OF COMMUNITY AFFAIRS,
PROVIDING FOR SEVERABIUTY AND PROVIDING FOR AN EFFECTIVE DATE.
Petition CP-2008-1, Petition requesting an amendment to the (",.olden r,;;rtA ArM Mll.<;1Ar
Plan and Golden Gate Area Master Plan Future (.and Use MaD atld MaD Series to create the
Estates Shopping Center Subdistrict to allow a maximum of 190,000 square feet of commer-
cial uses of the C-1 through C-3 zoning districts. with exceptions, and some uses of the C-4
and C-5 zoning districts with a requirement to construct a grocery store. for property located
on the north side of Golden Gate Boulevard extending from Wilson Blvd. west to 3rd Street
Northwest. in Section 4. Township 49 South. Range 27 East, consisting of :1:40.62 acres.
AOOPTlON HEARING {Coordinator: Michele Mosca. A1CP, Principal Planner')
ORDINANCE NO. 20t 1._
AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COL-
UER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED
AREA OF COLLIER COUNTY. FLORIDA BY PROVIDING FOR: AN AMENDMENT,
SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT TO CHANGE THE
SQUARE FOOT UMITATION IN THE VANDERBILT BEACH ROAD NEIGHBORHOOD
COMMERCIAL SUBDISTRICT FOR CERTAIN USES. AND FURTHERMORE REC-
OMMENDING TRANSMITTAL OFTHE ADOPTION AMENDMENT TO mE FLORIDA
DEPARTMENT OF COMMUNITY AFFAJRS. PROVIDING FOR SEVERABIUlY AND
PROVIDING FOR AN EFFECTIVE DATE.
Petition CP-2010-1, Petition requesting an amendment to the Futurp. 'and IJ~ AAmAn1 nf
the Growth Manaaemen1 Plan to modify the language of the Vanderbilt Beach Road Neigh-
borhood Commercial Subdistrict to aRow a grocery/supermarket, physical frtness facility,
craftlhobby store. home fumitureffumishing store and depanment store use to exceed the
20.000 square feet limitation for a single commercial use. up to a maximum of 50.000 square
feet. for Parcel 1 (9.2+ acres. zoned Bradford Square MPUD) only. and with theoveraJl maxi-
mum development limitation 01100.000 square feet of commercial land uses on Parcel 1 to
remain; the subject portion of the Subdistrict is located at the northeast corner of Vanderbih
Beach Road and Uvingston Road in Sec1ion 31, Township 48 South, Range 26 East. ADOp.
TION HEARING [Coordinator: Michele Mosca, AICP, Principal Planner}
ORDINANCE NO. 2011._
AN ORDINANCE AMENDING ORDINANCE NO. 89-05. AS AMENDED. THE COL-
UER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED
AREA OF COWER COUNTY, FLORIDA BY PROVIDING FOR: AMENDMENTS, SPE.
CIFfCAUY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND
USE MAP AND MAP SERIES. AND FURTHERMORE RECOMMENDING TRANS-
MITTAL OF THE ADOPTION AMENDMENTS TO mE FLORIDA DEPARTMENT OF
COMMUNITY AFFAJAS. PROVIDING FOR SEVERABILITY AND PROVIDING FOR
AN EFFECTiVE DATE.
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Petition CPSP-201()"2, staff petition requesting amendments to the Future Land Use Ele-
ment and Future Land Use MaD atld Man Series lFL LJf=/Fl UM), to: modify the Bayshor&'
Gateway Triangle Redevelopment o..erlay (BIGTRO); modify FlUE Policy 5.1; modify appli.
cability of the OffICe and Infill Commercial Subdistrict; update the Wellhead Protection Map;
update the FLUM and Map Series to reflect W'lnexations. etc.; make FlUM boundary correc-
tions in rural areas; and, add clarity, correct date errors. and make other noo-substantive text
revisions. ADOPTION HEARING {Coordinator: David Weeks, Alep, GMP Manager')
ORDINANCE NO. 2011-_
AN ORDINANCE AMENDING ORDINANCE NO. 89-05. I>S AMENDED. THE COL-
UER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED
AREA OF COLLIER COUNTY. FLORIDA BY PROVIDING FOR: AN AMENDMENT.
SPECIFICALLY AMEND1NG mE FUTURE LAND USE ELEMENT AND FUTURE
LAND USE MAP AND MAP SERIES. TO REMOVE IN IT'S ENTIRETY. THE DAVIS
BOULEVARDICOUNTY BARN ROAD MIXED-USE SUBDISTRICT. AND FURTHER-
MORE RECOMMENDING TRANSMITTAl.. OF THE ADOPTION AMENDMENT TO
THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS, PROVIDING FOR SEV-
ERABIUTY AND PROVIDING FOR AN EFFECTNE DATE.
Petition CPSP-2010-S, Staff petition requesting an amendment to the Future land Use 8.
ernent and Future Land Use Map and Map Series to modify the Davis Boulevard/County
Barn Road Mixed Use Subdistrict by deleting the subdistrict in its entirety; the subdistrict is
located at the southeast comer 01 Davis Blvd. (SR 84) and County Barn Road, in Section 8.
Township 50 South. Range 26 east. containing + 22.83 acres. ADOPTION HEARING
{Coordinator. Corby Schmidt, AlCP, Principal PlaNlerl
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CoUlsr County
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All interested parties are invited to appear and be heard. Copies d the proposed Growth
Management Plan Amendment will be made available for inspection at the Land Develop--
ment Services Dept.. Comprehensive Planning Section, 2800 N. HOfSeShoe Dr., Naples.
between the hours of 8:00 A.M. and 5:00 P.M.. Monday through Friday. Furthermore the
materials will be made available for inspection at the Collier County Oerk's OffICe. Fourth
Floor, CoUier County Govemment Center. 3299 East Tamiami Trail. Suite 401. Naples, one
week prior to the scheduled hearing. Any questions pertaining to the documents should be
directed to the Comprehensive Planning Section. Written comments filed with the Clerk to
the Board's OffICe prior to Thursday, Juty 21 , 2011, will be read and considered at the public
hearing.
If a person decides to appeal any decision made by the Collier County P~nning
Commission with respect to any matter considered at such meeting or hearing. he
will need a record of that proceeding, and for such purpose he may need to ensure
that a verbatim record of the proceedings is made. which record includes the testi.
mony and evidence upon which the appeal is to be based.
If you are a person with a disability who needs any accommodation in order to participme
in this proceeding. you are entitled, at no cost to you, to the provision of certain assis-
tance. Please contact the Collier County Facifrties Management Department, located at
3335 Tcrniami Trail East. Suite 101, Naples. FL 34112-5356, (239) 252-8380, at least two
days prior to the meeting. Assisted listening devices 10r the hearing impaired are available in
the Boatd of County Commissioners OffICe.
Mark P. Strain. Chairman
Collier County Planning Commission
Ntl ~7R170859
.1J1Y, 2011
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2010 CYCLE CCPC ADOPTION
STAFF REPORT
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Agenda Items 9.D, F, 0, H
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
GROWTH MANAGEMENT DIVISION/PLANNING AND
REGULATION, LAND DEVELOPMENT SERVICES DEPARTMENT,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: JULY 21,2011
FROM:
ELEMENTS:
2010 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS,
INCLUDING ONE 2008 CYCLE PETITION (ADOPTION HEARING)
FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE
MAP AND MAP SERIES; AND, GOLDEN GATE AREA MASTER
PLAN (GGAMP) ELEMENT AND FUTURE LAND USE MAP AND
MAP SERI ES
SUBJECT:
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At time of the Collier County Planning Commission (CCPC) Transmittal hearings, the
2010 cycle of Growth Management Plan (GMP) amendments consisted of three petitions
- one private sector petition and two County-initiated petitions. However, at the Board of
County Commissioners (BCC) Transmittal hearing on this 2010 cycle, a prior cycle
petition (CP-2008-1) that had been continued indefinitely at the BCC Transmittal hearing
in 2009 was added to this 2010 cycle. Therefore, there are now four petitions in this
2010 cycle of GMP amendments - two private sector and two County-initiated petitions.
Transmittal hearings on these amendments were held on December 1, 2010 (EAC,
Environmental Advisory Council) for the Wellhead Protection Areas Map portion of
petition CPSP-2010-2 only; December 16, 2010 and January 20, 2011 (CCPC, Collier
County Planning Commission) for petitions CP-2010-1 and CPSP-2010-2, and February
17, 2011 (CCPC) for petition CPSP-2010-5, and October 19 and 20, 2009 (CCPC) for
petition CP-2008-1; and, March 22, 2011 (BCG) for petitions CP-2010-1, CPSP-2010-2
and CPSP-2010-5, and January 19, 2010 and March 22, 2011 (BCC) for petition CP-
2008-1. The respective Transmittal recommendations/actions are presented further
below, following each petition number and title.
Within the CCPC binder you will find the Transmittal Executive Summary from the March
22, 2011 BCC hearing and certain attachments referenced therein, the Transmittal
CCPC staff report for each petition, and both the Transmittal and Adoption EAC staff
reports (for the Wellhead Protection Map portion of petition CPSP-2010-2 only), all of
which provide staff's detailed analysis of each petition.
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FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS ORC REPORT:
After review of Transmitted GMP amendments, the Florida Department of Community
Affairs (DCA) renders an Objections, Recommendations and Comments (ORC) Report.
Only Objections can form the basis of a non-compliance determination, unless the
adopted amendments vary significantly from those transmitted. If an Objection is not
adequately addressed when adopted, then the DCA may (presumably will) find the
Agenda Items 9.D, F, G, H
amendment to be "Not in Compliance" with Florida Statutes, and issue a Notice of Intent
(NOI) to indicate such noncompliance. The County may respond to the ORC Report in
one of four ways at Adoption:
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1. not modify the amendment, but provide additional explanation of what the
amendment is about, its purpose, what it will achieve [appropriate if we believe DCA
simply does not understand/has misunderstood the amendment] and/or provide
additional data and analysis to support the amendment; or
2. modify the amendment, so as to address the ORC issue; or,
3. modify the amendment, and provide additional explanation and/or provide additional
data and analysis; or,
4. not adopt the amendment.
In their April 21, 2011 ORC Report for the 2010 cycle of GMP amendments, DCA raises
no Objections, and offers only one Comment - relative to petition CP-2008-1. That
Comment pertains to historical/archaeological resources in the vicinity of the subject site.
The staff response is to note there are no such resources known to exist on the site
itself; further, to note that the LDC already provides that should such resources be
discovered during development activity, development is to cease and proper authorities
are to be notified. The ORC Report, which includes comments from other state and
regional review agencies, is included in the CCPC binder.
The ordinances proposed for adoption include text and/or map exhibits for each petition;
those exhibits are located within the CCPC binder.
PROPOSED AMENDMENTS
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A. PETITION CP-2008-1, Petition requesting an amendment to the Golden Gate Area
Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map
Series, to create the Estates Shopping Center Subdistrict to allow a maximum of
190,000 square feet of commercial uses of the C-1 through C-3 zoning districts, with
exceptions, and some uses of the C-4 and C-5 zoning districts with a requirement to
construct a grocery store, for property located on the north side of Golden Gate
Boulevard extending from Wilson Blvd. west to 3rd Street Northwest, in Section 4,
Township 49 South, Range 27 East, consisting of :t40.62 acres. [Coordinator:
Michele Mosca, AICP, Principal Planner]
This petition seeks to amend the GGAMP to establish the Estates Shopping Center
Subdistrict and re-designate the subject site from Neighborhood Center Subdistrict 8:5
acres) and Residential Estates Subdistrict to this new Subdistrict. The Subdistrict would
allow a total of 190,000 square feet of development, including a grocery store no less
than 27,000 square feet and which must be the first building/user issued a Certificate of
Occupancy. Note: The companion PUD rezone petition is scheduled for this same
hearing.
TRANSMITTAL
STAFF RECOMMENDATION: Do not transmit to DCA. [However, as presented at the
March 22, 2011 BCC hearing, staff would recommend approval IF the petition was
revised to: limit the overall size (square feet) to that of a neighborhood shopping center;
limit individual users, except for grocer, to 20,000 square feet; replace detailed list of
.
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Agenda Items 9.D, F, G, H
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permitted uses with reference to uses allowed in the C-1 through C-3 zoning districts;
and, remove the conceptual site plan.]
CCPC RECOMMENDATION: There was no CCPC recommendation on revised petition
CP-2008-1 by virtue of a tie vote (4/4). At the CCPC Transmittal hearing, the petitioner
verbally proposed two changes to the amendment: 1) reduce building height from two
stories to one story; and, 2) reduce the proposed building area from 225,000 square feet
to 210,000 square feet. The failed motion to approve was subject to staff alternative text
in the Staff Report, revised to: 1) keep the list of allowable uses #1-27 as proposed by
petitioner, but delete #28 [this requires a re-Iettering of paragraphs]; 2) revise paragraph
"a.12" to reflect the correct SIC Code term; 3) revise paragraph "a." to add a "catchall"
prohibited use #14; 4) revise paragraph "b." to reduce the total allowable building area
from 225,000 s.f. to 210,000 s.f., as proposed by the petitioner at the hearing, and to
modify the building floor area term; 5) revise paragraph "c." to recognize the potential for
more than one grocery use; 6) revise paragraph "e.1." pertaining to the timing of right-of-
way donation; and, 6) delete paragraph "n." pertaining to common architectural theme.
The text that reflects the CCPC's unsuccessful motion is contained in the document
titled "CCPC Transmittal Recommendation for CP-2008-1."
BCC ACTION: At their January 19, 2010 hearing, the BCC continued this petition
indefinitely so as to allow the petitioner to place this item on the November 2010 ballot
for a non-binding referendum. The petitioner did so. The Executive Summary and
attachments, especially the Supplemental Report, for the March 22,2011 BGG hearing
contains details about the referendum, additional staff analysis, etc.
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At their March 22, 2011 hearing, the BCC approved this petition for Transmittal to DCA
(vote: 4/1), as presented by the petitioner, with direction to the CCPC to make
recommendation upon the appropriate square feet cap for individual users.
ADOPTION
STAFF RECOMMENDATION: Do not transmit to DCA as presented; however, staff
would recommend approval for adoption with the following changes: limit the overall size
(square feet) to that of a neighborhood shopping center; limit individual users, except for
grocer, to 20,000 square feet; replace detailed list of permitted uses with reference to
uses allowed in the C-1 through C-3 zoning districts; and, remove the conceptual site
plan.
B. PETITION CP-2010-1, Petition requesting an amendment to the Future Land Use
Element (FLUE), to modify the language of the Vanderbilt Beach Road
Neighborhood Commercial Subdistrict to allow a grocery/supermarket, physical
fitness facility, craft/hobby store, home furnishing store and department store use to
exceed the 20,000 square feet limitation for a single commercial use, up to a
maximum of 50,000 square feet, for Parcel 1 C:t9.2 acres, zoned Bradford Square
MPUD) only, and with the overall maximum development limitation of 100,000
square feet of commercial land uses on Parcel 1 to remain; the subject portion of the
Subdistrct is located at the northeast corner of Vanderbilt Beach Road and
Livingston Road in Section 31, Township 48 South, Range 26 East. [Coordinator:
Michele Mosca, AICP, Principal Planner]
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Agenda Items 9.D, F, G, H
The Vanderbilt Beach Road Neighborhood Commercial Subdistrict was established
in 2005 and comprises two non-contiguous parcels that generally allow commercial
uses found in the C-1 through C-3 zoning districts. Each parcel has an overall
building square feet cap, and each parcel includes a maximum size for any individual
commercial use of 20,000 square feet. This petition, which applies to Parcel 1 only,
seeks to increase the individual use cap to 50,000 square feet for certain specified
uses.
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TRANSMITTAL
STAFF RECOMMENDATION: Transmit to DCA.
CCPC RECOMMENDATION: Transmit to DCA as submitted by the petitioner and
modified at the hearing to add a list of prohibited uses, and to require, by adoption
hearings, the recordation of deed restrictions listing the same prohibited uses (vote: 9/0).
BCC ACTION: Transmitted to DCA (vote: 5/0), per CCPC recommendation.
ADOPTION
STAFF RECOMMENDATION: Adopt as transmitted.
C. PETITION CPSP-2010-2, Staff petition requesting amendments to the Future Land
Use Element and Future Land Use Map and Map Series (FLUElFLUM), to: modify
the Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO); modify FLUE
Policy 5.1; modify applicability of the Office and Infill Commercial Subdistrict; update
the Wellhead Protection Map; update the FLUM and Map Series to reflect
annexations, etc.; make FLUM boundary corrections in rural areas; and, add clarity,
correct date errors, and make other non-substantive text revisions. [Coordinator:
David Weeks, AICP, GMP Manager]
.
On September 14, 2010, the BCC authorized County Manager or designee to initiate this
petition which proposes various amendments to the Future Land Use Element and
Future Land Use Map and Map series. Most of the amendments seek only to add
clarity, correct errors and omissions, provide updates to map features, and provide
harmony and internal consistency. However, exceptions include: 1) changes to Policy
5.1 to allow redistribution of use density and intensity; 2) modification of the Office and
Infill Commercial Subdistrict pertaining to its applicability; 3) changes to the
Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO) to delete a developmenf
standard, add a use, and add clarity regarding applicability of FLUE Policies; and, 4)
update the Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs
Map, based upon most recent hydrologic modeling, as required by Objective 1 of the
Natural Groundwater Aquifer Recharge Sub-Element and subsequent policies, and
Objective 3.3 of the Conservation and Coastal Management Element and subsequent
policies.
TRANSMITTAL
STAFF RECOMMENDATION: Transmit to DCA.
EAC RECOMMENDATION: Transmit to DCA (vote: 3-0). [Only applicable to the
Wellhead Protection Areas Map.]
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Agenda Items 9.D, F, G, H
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CCPC RECOMMENDATION: Transmit to DCA (vote: 9/0), per staff's recommendation,
except subject to modifications to FLUE Policy 5.1 and the Office and Infill Commercial
Subdistrict - both for clarity/brevity/simplicity, and revision to the Wellfields Protection
Map to add Marco Island Utilities' Marco Lakes (in northeast quadrant of US-41
East/Collier Blvd. intersection).
BCC ACTION: Transmit to DCA (vote: 5/0), per CCPC recommendation.
POST - TRANSM ITT AL ACTIVITY
Subsequent to the Transmittal of this petition, staff has further reviewed and analyzed
the addition of the City of Marco Island's Marco Lakes Reservoir (Reservoir) to the
Wellhead Protection Areas Map. Staff notes that the Map serves as the basis for the
map boundaries and protective measures found within the Land Development Code,
Section 3.06, Groundwater Protection. Those maps and regulations found therein are
designed to protect potable water supply wellfields that draw water from the surficial
aquifer system, by placing controls on land uses that may pollute a wellfield's drinking
water supply.
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The Reservoir receives water from both the surficial aquifer system and Henderson
Creek (Creek) that runs along the east side of the Reservoir. There is a weir (gate valve)
located on the north side of the Reservoir that is closed most of the time, but water from
the Creek still trickles around the weir structure. In addition water from the Creek
infiltrates through the bank that separates it from the Reservoir. The volume of water
that infiltrates into the Reservoir varies based on seasonal pump rates from the
Reservoir (up to 16 mgd) to the City of Marco Island and ASR wells. Infiltration may also
vary based on the elevation of the Creek compared with the elevation of the Reservoir.
The Marco Island Utilities provides limited monitoring in the Creek, upstream of the
Reservoir. There are also no protections from flooding.
The Pollution Control Department has modeled risk management special treatment
overlay zones (STW-1 through STW-5) around the Reservoir, derived from a three-
dimensional computer-modeled analysis of ground water flow and solute transport in the
County's freshwater aquifer system. While this model provides a limited level of risk
management protection from a pollutant entering the reservoir through the surficial
aquifer system, it provides no protection from a pollutant entering the reservoir from the
Creek. Pollution Control has no modeling tool that will provide for this protection.
Because the wellhead protection zone maps and regulations are not designed to, and
cannot, protect the reservoir from surface water pollutants that may unexpectedly enter
Henderson Creek, staff does not believe it appropriate to include the Marco Lakes
Reservoir on the Wellhead Protection Areas Map.
ADOPTION
STAFF RECOMMENDATION: Adopt as transmitted except remove the Marco Island
Utilities' Marco Lakes.
EAC RECOMMENDATION: To be presented at CCPC hearing (meeting is scheduled
for July 6,2011).
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Agenda Items 9.D, F, G, H
D. PETITION CPSP-2010-5, Staff Petition requesting an amendment to the Future Land
Use Element and Future Land Use Map and Map Series, to delete the Davis
Boulevard/County Barn Road Mixed Use Subdistrict and re-designate the site as
Urban Residential Subdistrict for property consisting of approximately 22.83 acres
located at the southeast corner of the intersection of Davis Boulevard (SR 84) at
County Barn Road, in Section 8, Township 50 South, Range 26 East. [Coordinator:
Corby Schmidt, AICP, Principal Planner]
.
On December 14, 2010, the BCC held a public hearing to consider rezone petition
PUDZ-2004-AR-6829 for the Davis Reserve Mixed-Use Planned Unit Development
(MPUD) at the subject site. During that hearing, the applicant withdrew that rezone
petition; the BCC directed County Manager or designee to initiate a GMP amendment to
the Davis Boulevard/County Barn Road Mixed-Use Subdistrict to remove the traditional
neighborhood development requirement, the commercial component, and the affordable
housing requirement - with the applicant stating "no objection" to this direction; and, the
applicant committed to request a PUD rezone that eliminates the retail and limits the
maximum density to five dwelling units per acre (DU/A), and to pay costs for that rezone.
From the BCC direction, staff developed the below two alternatives.
Alternative 1: Modify the Subdistrict to eliminate the commercial component, affordable
housing requirement, and all design and development standards, and limit density to a
maximum of 5 DU/A; and,
Alternative 2: Eliminate the entire Subdistrict and re-designate the site as Urban
Residential Subdistrict (the site's designation prior to 2005 when the Davis
Boulevard/County Barn Road Mixed-Use Subdistrict was established).
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TRANSMITTAL
STAFF RECOMMENDATION: Transmit to DCA to delete the Davis Boulevard/County
Barn Road Mixed Use Subdistrict in its entirety and re-designate the site as Urban
Residential Subdistrict (Alternative 2).
CCPC RECOMMENDATION: Transmit to DCA (vote: 9/0), per staff recommendation.
BCC ACTION: Transmit to DCA (vote: 5/0), per CCPC recommendation.
ADOPTION
STAFF RECOMMENDATION: Adopt as transmitted.
STAFF RECOMMENDATION OVERALL:
That the CCPC forward petition CP-2008-1 to the BCC with a recommendation not to
adopt OR to adopt with changes as noted in this Staff Report; to forward petitions CP-
2010-1 and CPSP-2010-5 with a recommendation to adopt as transmitted; and, to
forward petition CPSP-2010-2 with a recommendation to adopt with one map change as
noted in this Staff Report; and, to transmit all approved petitions to the Florida
Department of Community Affairs.
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Prepared By:
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David Weeks, AICP, GMP Manager
Comprehensive Planning Section
Agenda Items 9.D, F, G, H
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Reviewed By:
Michael Bosi, AICP, Planning Manager
Comprehensive Planning Section
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Date:
7-/ - 1/
Reviewed By: ~~/~
William D. Lorenz, Jr., P.E., Director
Land Development Services Department
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Approved By.____/ / Q/l.1- L/A//IC;V>t;;,~ Date:
NicK C'asalanguida, Deputy AClmfnistrator
Growth Management Division/Planning & Regulation
Date:
7- I-II
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COLLIER COUNTY PLANNING COMMISSION:
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MR. MARK STRAIN, CHAIRMAN
2010 cycle GMPAs - Adoption (petitions CP-200B-1; CP-201 0-1; CPSP-2010-2; CPSP-2010-5).
Staff Report for July 21, 2011 CCPC hearing.
NOTE: This cycle of petitions has been scheduled for the September 13, 2011 BCC hearing,
CCPC Staff Report Adoption 2010 cycle GMPAs & CP-2008-1
G:\CDES Planning ServiceslComprehensive\COMP PLANNING GMP DATAIComp Plan Amendments\2009-2010 Combined Cycles petitions\2010
Cycle Petitions\CCPC Adoption dwrr-1-11
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CPSP-2010-S CCPC
TRANSMITTAL STAFF REPORT
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO:
COLLIER COUNTY PLANNING COMMISSION
FROM:
GROWTH MANAGEMENT DIVISION/PLANNING AND REGULATION, LAND
DEVELOPMENT SERVICES DEPARTMENT, COMPREHENSIVE PLANNING
SECTION
HEARING DATE:
FEBRUARY 17, 2011
PETITION No. CPSP-2010-5, BOARD DIRECTED STAFF PETITION
REQUESTING AMENDMENT TO THE FUTURE LAND USE ELEMENT AND
FUTURE LAND USE MAP SERIES OF THE GROWTH MANAGEMENT PLAN.
[TRANSMITTAL HEARING]
Coordinator: Corby Schmidt, 'AICP, Principal Planner
RE:
GEOGRAPHIC LOCATION: The 22.83-acre subject property is situated on the southeast corner of
the intersection of Davis Boulevard (SR 84) at County Barn Road, in Section 8, Township 50 South,
Range 26 East. The property lies within the Royal Fakapalm Planning Community.
o REQUESTED ACTION and STAFF ANALYSIS:
This petition consists of staff-prepared text and map amendments to the Future Land Use Element
(FLUE) and Future Land Use Map (FLUM) and Map Series. These amendments were authorized by
the Board of County Commissioners on December 14, 2010, with the stated concurrence of the
owner/petitioner.
The two amendment alternatives consist of both text and map revisions, and are identified below with
brief explanation/analysis.
In June of 2005, Collier County Board of County Commissioners (BCC) adopted an amendment to the
County's Future Land Use Element (FLUE) and Future Land Use Map (FLUM) establishing the Davis
Boulevard/Count Barn Road Mixed Use Subdistrict (DB/CBRMU Subdistrict). The DB/CBRMU
Subdistrict consists of 22.8 acres and includes as allowable uses, a 5-acre (maximum 45,000 square
feet of gross leasable area) commercial component limited to certain uses set forth in the Collier .
County Land Development Code (LDC) C-1 through C-3 uses (generally office, personal services,
and convenience retail uses). The DB/CBRMU Subdistrict also provides for residential uses on the
balance of the property, with the eligible density being determined by the Density Rating System in
the FLUE. Additionally, the DB/CBRMU Subdistrict requires a component of the residential units to be
affordable housing. The amendment establishing this Subdistrict was initiated by the private sector _
except for the affordable housing requirement.
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After the establishment of the DB/CBRMU Subdistrict, the property owner submitted a Mixed Use
Planned Unit Development (PUD) rezone application. The review process has been protracted by
several continuances by the applicant after Collier County Planning Commission meetings (in order to
resolve issues of concern). The ultimate hearing before the BCC occurred on December 14, 2010,
wherein the applicant agreed to continue the PUD rezone hearing while staff prepares and submits an 0
amendment to the GMP's FLUE for changing the DB/CBRMU Subdistrict. The Amendment will either
revise the Subdistrict to eliminate the commercial component, affordable housing requirement,
specific development standards and requirements, and establish a maximum density of five (5)
dwelling units per acre [BCC direction] or "repeal" it and leave allowable density to application of the
Density Rating System [staff alternative] to be determined by the BCC. If the Subdistrict were
repealed, then the land use designation would return to the Urban Designation, Mixed Use District,
Urban Residential Subdistrict. In either case, the amendment will eliminate the commercial
component and requirement for developing affordable-workforce housing.
The following supporting comparative analysis is provided as the supporting data required for Growth
, Management Plan amendments, using existing data associated with this Subdistrict. It should be
noted that the basis for the Board determination to delete the DB/CBRMU Subdistrict and redesignate
the site included all of the following: neighborhood concerns over compatibility; traffic impacts;
changes in local conditions over time and the lack of need' or desire for the commercial component at
this location now or in the near future; and, the prevailing -development pattern in the neighborhood.
The Collier County Density Rating System allows for a base density in the Urban designated area of
up to four (4) dwelling units per gross acre, typically excluding any commercial or industrial
component of a mixed use PUD. The DB/CBRMU Subdistrict specifically provides that the
commercial component of the mixed-use project may be used in determining the maximum eligible
residential density.
The entire Subdistrict (22.8 acres) is under unified control and the rezone application would apply to 0
the entire acreage.
Analvsis
Under the current Mixed-Use Subdistrict language, the most recently amended PUD rezone request
provided for the following:
. 35,000 square feet of (retail, personal service and office) use; and
. 234 residential units.
The traffic impacts provided by the applicant's Transportation consultant are as follows:
Land Use Weekday AM Peak Hour Weekday PM Peak Hour Daily -
In Out Total In Out Total (2-way)
Multi-Family 20 100 120 95 45 140 1,605
(LUC 230)
Shopping
Center (LUC 50 35 80 155 160 315 3,430
820)
Total Trips 70 15 205 250 205 455 5,035
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Land Use Weekday PM Peak Hour (highest demand)
.. ..- . - - .. . . .... .. .. . In ---- Out .. - ---. --. Total..
Total Trips 260 205 465
0 Less 15% internal Capture -40 -30 -70
External Trips 220 '175 395
Less Retail Pass-by -35 -35 -70
New External Trips 185 140 325
The proposed removal of the commercial component and a limitation on residential density to a
maximum of up to 114 residential dwelling units (5 units per gross eligible acre) versus the currently
proposed density of 234 dwelling units (10.25 units per gross eligible acre) would result in a significant
reduction of public facilities impacts, as follows:
Land Use Scenario Total Trip Generation
Current Residential 1605
Commercial 3430
Total Current Scenario 5035
Under Proposed Residential 786*
Amended GMP
* Represents a +/- 85 percent reduction in Total Trip Impacts
With this reduction in intensity and density, there is sufficient capacity to serve the proposed
maximum allowable density of 114 dwelling units.
CPSP-2010-5 involves a number of Future Land Use Element text and Future Land Use Ma and
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Map Series changes that remove or revise the Davis Boulevard/County Barn Road Mixed-Use
Subdistrict entries in the FLUE. These changes are reflected in the two different Exhibit A sets
presented for your consideration, as follows:
· One version of the Exhibit A reflects revised Subdistrict provisions and Subdistrict map
relabeling.
· The second version of Exhibit A reflects a wholesale deletion of the Subdistrict and coinciding
Subdistrict map [and map listing]. This version is characterized by its strike-through of all
, Subdistrict provisions on Exhibit A pages 2, 3 and 4.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
A Neighborhood Information Meeting (NI M) was held on Thursday, February 3, 2011, 5:30 p.m. at
Terracina Grand, located at 6825 Davis Boulevard, Naples. Approximately twenty people other than
the applicant's team and County staff attended. Corby Schmidt, AICP, staff Principal Planner, and
Robert Mulhere, FAICP, consulting Planner provided a description of the proposed amendments.
Developing the subject property as a residential project would no longer incorporate commercial uses
or require affordable-workforce housing.
Mr. Schmidt explained the GMPA Transmittal process including tentative hearing dates, to the group in
attendance indicating how if the GMPA were approved in Transmittal, a subsequent GMPA Adoption
process would be required.
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Discussion surrounded differences between the two alternatives being presented for consideration.
The applicant expressed a preference for the "repeal" of Subdistrict provisions in their entirety. This
alternative would allow the desired flexibility in developing the project that re-written Subdistrict
language may not allow, including reliance on established provisions for accessory uses and o.
conditional uses in a residential zoning district.
An attendee commented with observations on traffic congestion at the intersection of Davis Boulevard
and County Barn Road.
Another attendee asked about the nature of the residential development. The applicant indicated a
variety of single-family and multi-family housing options are under consideration, with intentions to
offer housing styles that are in demand in the area. No specific plans are envisioned to cluster the
residences in a certain area of the property. Typical amenities such as a community pool and
clubhouse can be expected, located on the property to provide a measure of buffering from traffic on
Davis Boulevard.
Clarification was provided to the group that the residential project would no longer incorporate
commercial uses or require an affordable-workforce housing component.
No one in attendance expressed opposition to the project. No major issues or contentions were
raised or discussed. No statements of commitment were made by the agent, applicant or developer.
Mr. Schmidt announced that another Neighborhood Information Meeting (NIM) has been scheduled to
be held on Tuesday, February 15,2011,5:30 p.m. at this same location [due to a notice issue], which
will afford neighbors additional opportunity to hear about the proposal and provide their input.
The meeting was completed by 6: 15 p.m.
rSvnopsis prepared bv C. Schmidt, AIC? Principal Planner7
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LEGAL CONSIDERATIONS:
The Office of the County Attorney's review of this Staff Report provided observations and comments
on the legal aspects of CPSP-2010-5 planning considerations. These observations and comments
were used in the preparation of this Staff Report for the February 17 consideration before the CCPC.
[HFAC]
STAFF RECOMMENDATION:
That the Collier County Planning Commission forward Petition CPSP-2010-5 to the Board of County
Commissioners with a recommendation to approve for Transmittal one of the two discussed alternates
for CPSP-201 0-5 to the Florida Department of Community Affairs.
1. The Exhibit A, reflecting revised Subdistrict provisions and Subdistrict map relabeling.
2. The Exhibit A, reflecting wholesale "repeal" of the Subdistrict and Subdistrict map [and map
listing] and re-designation as the Urban Residential Subdistrict.
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PREPARED BY:
1- G~ 11
Dc4e
Corby Schmi t, AICP, Principal Planner
Comprehens e Planning Section
REVIEWED BY:
l2-~~
2 - 7-1/
David Weeks, AICP, Growth Management Manager
Comprehensive Planning Section
Date
~~~
Michael Bosi, AICP, Director
Comprehensive Planning Section
-:J~ 7-({
Date
D 2.. . CJ rc?~ 2..01/
Date
"2- -6 - /1
Inistrator Date
ices Division - Planning and Regulation
Petition Number: CPSP-2010-5
Staff Report for February 17, 2011 CPCC meeting
NOTE: This petition has been scheduled for the March 22, 2011 BCC meeting.
COLLIER COUNTY PLANNING COMMISSION:
Mark P. Strain, CHAIRMAN
G:\CDES Planning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\2009-2010 Combined Cycles petitions\2010 Cycle Petitions\CPSP-
2010-5 ReVamp of Davis Blvd - Cnty Bam Rd MU SubD\CCPC Transmitlal\CPSP-20 1 0-5 Staff Reporldoc
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2010 CYCLE ADOPTION ORDINANCE(S)
C EXHIBIT /lAJI TEXT AND AND/OR MAP CHANGES
CPSP-2010-S
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ORDINANCE NO. 2011-
AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS
AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN FOR THE UNINCORPORATED AREA
OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR: AN
AMENDMENT, SPECIFICALLY AMENDING THE FUTURE
LAND USE ELEMENT AND FUTURE LAND USE MAP AND
MAP SERIES, TO REMOVE IN IT'S ENTIRETY, THE DAVIS
BOULEV ARD/COUNTY BARN ROAD MIXED-USE
SUBDISTRICT, AND FURTHERMORE RECOMMENDING
TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS,
PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management PlaJ1 on! d
WHEREAS, the Local Gove
ensive.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 Staff requested amendment to the Future Land Use Map and
Future Land Use Map and Map Series, to modify the Davis Boulevard/County Barn Road Mixed
Use Subdistrict by deleting the Subdistrict in its entirety; the Subdistict is located at the southeast
comer of David Boulevard (SR 84) and County Barn Road, in Section 8, Township 50 South,
Range 26 East, containing 22.83::1:: acres; and
WHEREAS, Collier County did submit these Growth Management Plan amendments to
the Department of Community Affairs for preliminary review on March 31, 2011; and
WHEREAS, the Department of Community Affairs did review the amendments to the
Future Land Use Element and Future Land Use Map and Map series, to the Growth Management
Plan and transmitted its findings in writing to Collier County within the time provided by law;
and
Words struck through are deletions; words underlined are additions
* * * * indicate page breaks* * * *
Petition No. CPSP-2010-5
WHEREAS, Collier County has 60 days from receipt of the Objections,_
Recommendations, and Comments Report from the Department of Community Affairs to adopt,
adopt with changes or not adopt the proposed amendments to the Growth Management Plan; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and did hold public hearings concerning the adoption of the Future
Land Use Element and Future Land Use Map and Map Series, to the Growth Management Plan
on September 13,2011; and
WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of these amendments, including the following: the Collier County
Staff Report; the documents entitled Collier County Growth Management Plan Amendments,
and other documents, testimony and information presented and made a part of the record at the
meetings ofthe Collier County Planning Commission held on July 21,2011 and August 4, 2011,
and the Collier County Board of County Commissioners held on September 13,2011; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
RDAINED B
E BOARD OF COUNTY
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NOW, THEREFORE, B
COMMISSIONERS OF COLLI
SECTION ONE:
ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The Board of County Commissioners hereby adopts these amendments to the Future
Land Use Element and Future Land Use Map and Map Series, in accordance with Section
163.3184, Florida Statutes. The text and maps of the amendments are attached hereto as Exhibit
"A" and are incorporated by reference herein.
SECTION TWO:
SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
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Words struck through are deletions; words underlined are additions
* * * * indicate page breaks* * * *
Petition No. CPSP-2010-5
2
SECTION THREE: EFFECTIVE DATE.
The effective date of these amendments shall be the date a final order is issued by the
Department of Economic Opportunity or Administration Commission finding the amendments in
compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No
development orders, development permits, or land uses dependent on these amendments may be
issued or commence before it has become effective. If a final order of noncompliance is issued
by the Administration Commission, these amendments may nevertheless be made effective by
adoption of a Resolution affirming its e1fective status, a copy of which Resolution shall be sent
to the Department of Economic Opportunity, Bureau of Local Planning, 2555 Shumard Oaks
Blvd., 3rd Floor, Tallahassee, Florida 32399-2100.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this day of ,2011.
ATTEST:
DWIGHT E. BROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
, Deputy Clerk
BY:
FRED W. COYLE, Chairman
Approved as to form and
legal sufficiency:
( ((l>
\-'\. :'1\\\
Heidi Ashton-Cicko U\1-'-
Assistant County Attorney
Section Chief, Land Use/Transportation
CP\ ll-CMP-00792\32
Words struel. through are deletions; words underlined are additions
* * * * indicate page brcaks* * * *
Petition No. CPSP-20 1 0-5
3
CPSP-2010-5
EXHIBIT "A"
FUTURE LAND USE ELEMENT
IMPLEMENTATION STRATEGY
GOALS, OBJECTIVES AND POLICIES
GOAL:
TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND MAINTAIN
A HIGH QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A WELL
PLANNED MIX OF COMPATIBLE LAND USES WHICH PROMOTE THE
PUBLIC'S HEALTH, SAFETY AND WELFARE CONSISTENT WITH STATE
PLANNING REQUIREMENTS AND LOCAL DESIRES.
OBJECTIVE 1:
Unless otherwise permitted in this Growth Management Plan, new or revised uses of land shall
be consistent with designations outlined on the Future Land Use Map. The Future Land Use
Map and companion Future Land Use Designations, Districts and Sub-districts shall be binding
on all Development Orders effective with the adoption of this Growth Management Plan.
Standards and permitted uses for each Future Land Use District and Subdistrict are identified in
the Designation Description Section. Through the magnitude, location and configuration of its
components, the Future Land Use Map is designed to coordinate land use with the natural
environment including topography, soil and other resources; promote a sound economy;
coordinate coastal population densities with the Regional Hurricane Evacuation Plan; and
discourage unacceptable levels of urban sprawl.
Policy 1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
A. URBAN - MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
3. Urban Coastal Fringe Subdistrict
4. Business Park Subdistrict
5. Office and Infill Commercial Subdistrict
6. PUD Neighborhood Village Center Subdistrict
7. Residential Mixed Use Neighborhood Subdistrict
8. Orange Blossom Mixed-Use Subdistrict
9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
10. Henderson Creek Mixed-Use Subdistrict
11. Research and Technology Park Subdistrict
12. Buckley Mixed-Use Subdistrict
13. Commercial Mixed Use Subdistrict
44,. Davis Boulevard/County Barn Road Mixed Use Subdistrict
~ ~ Livingston/Radio Road Commerciallnfill Subdistrict
+&.. ~ Vanderbilt Bach Road Neighborhood Commercial Subdistrict
~ ~ Collier Boulevard Community Facility Subdistrict
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I. URBAN DESIGNATION
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CPSP-2010-5
Urban designated areas on the Future Land Use Map include two general portions of Collier .-..
County: areas with the greatest residential densities, and areas in close proximity, which have
or are projected to receive future urban support facilities and services. It is intended that Urban
designated areas accommodate the majority of population growth and that new intensive land
uses be located within them. Accordingly, the Urban area will accommodate residential uses
and a variety of non-residential uses. The Urban designated area, which includes Immokalee,
Copeland, Plantation Island, Chokoloskee, Port of the Islands, and Goodland, in addition to the
greater Naples area, represents less than 10% of Collier County's land area.
The boundaries of the Urban designated areas have been established based on several factors,
including: patterns of existing development; patterns of approved, but unbuilt, development;
natural resources; water management; hurricane risk; existing and proposed public facilities;
population projections and the land needed to accommodate the projected population growth.
Urban designated areas will accommodate the following uses:
a. Residential uses including single family, multi-family, duplex, and mobile home. The
maximum densities allowed are identified in the Districts, Subdistricts and Overlays that
follow, except as allowed by certain policies under Objective 5.
b. Non-residential uses including:
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12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD
Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict,
Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed-Use
Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard
Commercial Subdistrict, Commercial Mixed Use Subdistrict, Henderson Creek Mixed
Use Subdistrict, Dovis Boulevord/County Born Rood Mixed Use Subdistrict,
Livingston/Radio Road Commerciallnfill Subdistrict, Vanderbilt Beach Road
Neighborhood Commercial Subdistrict; and, in the Urban Commercial District, Mixed
Use Activity Center Subdistrict, Interchange Activity Center Subdistrict,
Livingston/Pine Ridge Commerciallnfill Subdistrict, Livingston Road/Eatonwood
Lane Commerciallnfill Subdistrict, Livingston Road Commerciallnfill
Subdistrict, Commercial Mixed Use Subdistrict, Livingston RoadNeterans Memorial
Boulevard Commerciallnfill Subdistrict, Goodlette/Pine Ridge Commerciallnfill
Subdistrict; Orange Blossom/Airport Crossroads Commercial Subdistrict, in the
Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain
FLUE policies.
.......
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A. Urban Mixed Use District
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11. Davis Boulevord/County Born Rood Mixed Use Subdistrict
This Subdistrict comprises approximotely 22.83 ocres ond is locoted ot the southeost corner of
the Dovis Boulevord/County Born Rood intersection. The intent of the Subdistrict is to provide
f{)r 0 development thot incorporotes troditionol neighborhood ond mixed use neighborhood
design f.eotures, os well os recommendotions of the Collier County Community Chorocter Pion.
These include: pedestrbn friendly ond bicycle friendly streets; 0 pork, smoll plozos ond other
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CPSP-2010-5
open sp:::lces; :::lnd, :::l mix of residenti:::ll :::lnd neighborhood commercbl uses. Integration of
residenti:::ll :::lnd commerci:::ll uses in the S:::lme building is encour:::lged.
The commercbl component sh:::lll be interconnected with the residentbl component, and the
commercbl component shall be conveniently loc:::lted to serve residents in the nearby
surrounding are:::l. Pedestrbn and bicycle :::lccess 'Nil! be provided so :::lS to aff-ord :::lccess from
neighboring communities to the commercial uses, residential neighborhood(s), and open sp:::lces
and p:::lths within the Subdistrict.
Projects within this Subdistrict sh:::lll comply with the following stand:::lrds and criteria:
a. Commerci:::ll Component
1. The commercbl component shall front County B:::lrn Road :::lnd D:::lvis Boule'./:::lrd.
2. The front:::lge of the commercial component sh:::lll be no greater than twice its
€IeptR-:
3. The commercial component shall be no larger than 5 :::lcres in size :::lnd sh:::lll not
exceed '15,000 square feet of gross le:::lsable floor :::lre:::l.
'1. No single commercial use in the commercial component sh:::lll exceed 15,000
squ:::lre foet of gross leasable floor :::lrea, except th:::lt :::l grocery store or superm:::lrket
shall not exceed 20,000 square feet of gross leasable floor are:::l.
5. Allow:::lble commercbl uses in the commercbl component sh:::lll be limited to those
uses permitted in the C 1, C 2, and C 3 zoning districts :::lS cont:::lined in the Collier
County Land Development Code, Ordin:::lnce 0'1 '11, as :::lmended, in effect :::lS of the
d:::lte of adoption of this Subdistrict (Ordin:::lnce No. 2005 25 :::ldopted on June 27,
2005).
6. A common architectural theme sh:::lll be used for :::lll commercial buildings.
7. Pedestrian connections sh:::lll be provided between :::lll buildings.
8. Residentbl uses are :::lllowed and m:::lY be located :::lbove commercial uses in the
S:::lme building or within :::In attached building. Residential density 'I.'ithin the
commercial component is :::lllowed :::It '1 d'.velling units per acre :::lnd shall be calculated
based upon the gross acre:::lge in the Subdistrict.
9. The maximum floor :::lrea ratio for commercial uses is 0.25.
b. Residentbl Component
1. Acre:::lge to be used for calcubting residential density in the residential component of
the Subdistrict is exclusive of the commercial component :::lnd of :::lny acre:::lge for :::l
use with :::l residentbl equivalency, such :::lS an ALF Adult Living F3cility. Eligible
density shall be as determined by :::lpplic3tion of the Density R:::lting System.
2. Service rO:::lds 3nd :::llleys sh311 be integr3ted into the residentbl component of the
Subdistrict.
c. Gener:::ll Criteri:::l
1. Rezoning is encour:::lged to be in the form of a PUD.
2. P:::lrking :::lre3S shall be internal to the site :::lnd be screened from County Barn
RO:::ld and Davis Boulev:::lrd.
3. Common stairs, breezeways or elevators may join individu:::l1 buildings.
'1. Trails and boardw:::llks may be provided in preserv:::ltion are:::lS for hiking :::lnd
education:::ll purposes, if consistent v./ith applicable local, st:::lte and fade r:::l I
environment:::ll protection regubtions.
5. The Subdistrict sh:::lll include a p:::lrk, small plazas :::lnd other types of open space.
3
CPSP-2010-5
6. The number 3nd type of 3ccess points sh311 be limited, 3S deemed 3ppropriate
during re'.'ie'.\' of subsequent development orders, so 3S to minimize disruption of
tr3ffic flow on Davis Boulev3rd 3nd County Barn R03d.
7. Development within the Subdistrict sh311 be encour3ged to use a grid street
system, or portion thereof, so 3S to pro'.'ide multiple route 3ltern3tives.
8. Vehicul3r, pedestri3n 3nd bicycle 3ccess to the Subdistrict sh311 be provided.
9. A vehicul3r interconnection sh311 be provided bet\':een the residenti31 3nd
commercbl components of the Subdistrict.
10. Both pedestrian 3nd bicycle interconnections sh311 be provided between the
residenti31 3nd commercbl components of the Subdistrict.
11. A minimum of 91 residential units sh311 be developed in the Subdistrict (this reflects
the Density R3ting System's b3se density of four dwelling units per 3cre, 3pplied to
the tot31 site acre3ge). For the project's tot31 density '.vhether it is the minimum of
91 dwelling units, or a gre3ter 3mount 3S 3110v:ed by the Density R3ting System
density bonus provisions 3nd 3ppro'led vb rezoning 3 minimum of ten percent
(10%) must be 3fford3ble 'Norkforce housing units provided for those e3rning less
th3n or equ31 to 80% of the medbn household income f-or Collier County 3nd 3nother
minimum often percent (10%) must be 3ff.ord3ble workforce housing units provided
for those e3rning greater th3n 80%, but no gre3ter th3n 100%, of the median
household income for Collier County.
12. The rezone ordinance implementing this Subdistrict sh311 set forth 3 provision to
insure construction of this minimum number of dwelling units, 3nd type of units,
such 3S 3 C3p on the commerci31 floor 3re3 th3t m3Y be issued 3 certific3te of
occup3ncy prior to construction of the minimum number, 3nd type, of residenti31
units.
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~ 14. Livingston/Radio Road Commerciallnfill Subdistrict
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~ 1S.vanderbilt Bach Road Neighborhood Commercial Subdistrict
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4+:.16.Collier Boulevard Community Facility Subdistrict
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FUTURE LAND USE MAP SERIES
Future Land Use Map
Mixed Use & Interchange Activity Center Maps
Properties Consistent by Policy (5.9, 5.10, 5.11) Maps
Collier County Wetlands Map
Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map
Future Land Use Map Rivers and Floodplains
Future Land Use Map Estuarine Bays
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CPSP-2010-5
Future Land Use Map Soils
Existing Commercial Mineral Extraction Sites Map
Bayshore/Gateway Triangle Redevelopment Overlay Map
Stewardship Overlay Map
Rural Lands Study Area Natural Resource Index Maps
North Belle Meade Overlay Map
Existing Schools and Ancillary Facilities Map
Future Schools and Ancillary Facilities Map
Plantation Island Urban Area Map
Copeland Urban Area Map
Railhead Scrub Preserve - Conservation Designation Map
Lely Mitigation Park - Conservation Designation Map
Margood Park Conservation Designation Map
Urban Rural Fringe Transition Zone Overlay Map
Orange Blossom Mixed Use Subdistrict Map
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map
D3vis Boulev3rd/County B3m Road Mixed Use Subdistrict M3p
Goodlette/Pine 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 Commerciallnfill Subdistrict Map
Orange Blossom/Airport Crossroads Commercial Subdistrict
Livingston RoadNeteran's Memorial Boulevard Commerciallnfill Subdistrict Map
Corkscrew Island Neighborhood Commercial Subdistrict Map
Collier Boulevard Community Facility Subdistrict Map
Exhibit A text all. 2 DRAFT
G:ICDES Planning ServiceslComprehensivelCOMP PLANNING GMP DATAIComp Plan Amendmentsl2009-2010 Combined Cycles petitions12010 Cycle
PetitionsICPSP-2010-5, Revamp Davis Blvd.-Co. Bam Rd. MU Sub dw/1-10-11
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