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CCPC Agenda 10/04/2012 R CCPC REGULAR MEETING AGENDA OCTOBER 4, 2012 AGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 9:00 A.M., THURSDAY, OCTOBER 4, 2012, IN THE BOARD OF COUNTY COMMISSIONERS MEETING ROOM, ADMINISTRATION BUILDING, COUNTY GOVERNMENT CENTER, THIRD FLOOR, 3299 TAMIAMI TRAIL EAST, NAPLES, FLORIDA: NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE, WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL BE SUBMITTED TO THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR PRESENTATION TO THE BOARD OF COUNTY COMMISSIONERS IF APPLICABLE. ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL BY SECRETARY 3. ADDENDA TO THE AGENDA — Selection of "Interim" Chairman and Vice Chairman 4. PLANNING COMMISSION ABSENCES 5. APPROVAL OF MINUTES - September 6,20-12 6. BCC REPORT- RECAPS 7. CHAIRMAN'S REPORT 8. ADVERTISED PUBLIC HEARINGS A. CU- PL20110001757: Mac Business Plaza, a Resolution of the Board of Zoning Appeals of Collier County, Florida, providing for the establishment of a Conditional Use in a C -3 zoning district to allow up to four buildings on four different parcels of up to 15,000 square feet of gross floor area in the principal structures for food stores, food services, personal services, video rentals, or retail uses pursuant to subsections 2.03.03.C.1.c.10, 2.03.03.C.t.c.16 and 2.03.03.C.1.c.17 of the Collier County Land Development Code for property located at the southeast corner of Tamiami Trail East and Barefoot Williams Road in Section 33, Township 50 South, Range 26 East, Collier County, Florid [Coordinator: Nancy Gundlach, AICP, RLA, Principal Planner] B. DOA- PL20120001160: The Town of Ave Maria -- A Resolution Amending Resolution Number 05 -235 (Development Order No. 05 -01), as amended by Resolution No. 11 -132 (Development Order No. 11 -03), for The Town Of Ave Maria Development of Regional Impact ( "DRI ") located in Sections 31 Through 33, Township 47 South, Range 29 East and Sections 4 Through 9 and 16 Through 18, Township 48 South, Range 29 East in Collier County, Florida by providing for: Section One, Amendments to Development Order by revising Exhibit "C" and Map "H" contained in the DRI Development Order to add an access point on Oil Well Road; Section Two, Findings of Fact; Section Three, Conclusions of Law; and Section Four, Effect of Previously Issued Development Orders, transmittal to Department Of Economic Opportunity and effective date. (Companion to SRAA- PL20120000705) [Coordinator: Kay Deselem, AICP, Principal Planner] C. SRAA- PL20120000705: The Town of Ave Maria -- A Resolution amending Resolution Numbers 2004 -89 and 2005 -234A for the Town of Ave Maria Stewardship Receiving Area to revise the SRA Master Plan to add an access point on Oil Well Road. The property is located north of Oil Well Road and west of Camp Keais Road in Sections 31 through 33, Township 47 South, Range 29 East and Sections 4 through 9 and 16 through 18, Township 48 South, Range 29 East in Collier County, Florida. [Companion to DOA- PL2012- 00001160] [Coordinator: Kay Deselem, AICP, Principal Planner] 9. CONSENT AGENDA ITEMS A. PUDZ- A- PL20120000303: Mirasol RPUD -- An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 2009 -21, the Mirasol Residential Planned Unit Development, by increasing the permissible number of dwelling units from 799 to 1,121; by amending Ordinance Number 2004- 41, the Collier County Land Development Code by amending the appropriate zoning atlas map or maps by changing the zoning classification of an additional 95± acres of land zoned Rural Agricultural (A) to the Mirasol RPUD; by revising the development standards; by amending the master plan; and adding deviations and revising developer commitments. The property is located on the north side of Immokalee Road (CR 846) bordered on the east by Broken Back Road and future Collier Boulevard (CR 951) in Sections 10, 15 and 22, Township 48 South, Range 26 East, Collier County, Florida consisting of 1,638.6± acres; and by providing an effective date. [Coordinator: Kay Deselem, AICP, Principal Planner] B. Consent approval of Agenda item 8A if needed: CU- PL20110001757: Mac Business Plaza. C. Consent approval of Agenda items 813 and 8C if needed: DOA- PL20120001160: The Town of Ave Maria and SRAA- PL20120000705: The Town of Ave Maria. 10. OLD BUSINESS Note: This item is being continued to the November 1, 2012 CCPC meeting: A. LDC Amendments 2012 Cycle 1 [Coordinator: Caroline Cilek, Senior Planner] 11. NEW BUSINESS 12. PUBLIC COMMENT ITEM 13. DISCUSSION OF ADDENDA 14. ADJOURN CCPC Agenda/Ray Bellows /jmp AGENDA ITEM 8 -A Collier C014nty STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: PLANNING & ZONING DEPARTMENT, GROWTH MANAGEMENT DIVISION HEARING DATE: OCTOBER 4, 2012 SUBJECT: CU- PL20110001757, MAC BUSINESS PLAZA, LLC. PROPERTY OWNER/AGENT: Applicant/Agent/Owner: New Horizon Properties, LLC 2614 Tamiami Trail North # 615 Naples, FL 34103 REQUESTED ACTION: To have the Collier County Planning Commission (CCPC) consider an application for the establishment of a Conditional Use in the Commercial Intermediate (C -3) Zoning District, to allow up to four buildings on four different parcels of up to 15,000 square feet each of gross floor area in the principal structures for food stores, food services, personal services, video rentals, or retail uses, with a maximum of 35,000 square feet of gross floor area for the entire project, pursuant to subsections 2.03.03.C.1.c.10, 2.03.03.C.1.c.16 and 2.03.03.C.1.c.17 of the Collier County Land Development Code (LDC). GEOGRAPHIC LOCATION: The subject 4.38 ± acre parcel is located at 11700 Tamiami Trail East (U.S. 41), at the southeast corner of the intersection of Tamiami Trail East (US 41) and Barefoot Williams Road, in Section 33, Township 50 South, Range 26 East, Collier County, Florida. (See the location map on the following page.) PURPOSE/DESCRIPTION OF PROJECT: The proposed project proposes 35,000 square feet of commercial development in up to four retail buildings on up to four different parcels in a C -3 zoning designation. The LDC limits certain CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 1 of 11 September 18, 2012 31V05 01 iDN / 7 Z— N� U o <— cc f U Q 2 U He a N a �OpO oavn3lnoe �1 / J �g S V Q'n � rc o 0 ��� Z �jd� = z04 ~ Q �;gv x mo a�� z a U U. s w � a i ^� N a 2 ... " =F o s � 2 e � ✓f � 00 o a i N $ a Arne a3nloo �a 58 31V05 01 iDN / 7 Z— a c� z z of N LL Q z _O F- U O J LO 0 N J a D U, Z O H He N oavn3lnoe g �g a3nloo � ��' ��� �" �jd� �;gv a�� z K U U. w � 21 i N a cr U o So 00 a Arne a3nloo 58 V $v b! �s 01e vaveave v1NVS Pg jg _� r s s$y woa Nave a noo �i 3y� E:J H 3 �Sb t2 12 a c� z z of N LL Q z _O F- U O J LO 0 N J a D U, Z O H APPROXIMATE LOCATION OF COLLIER COUNTY UTILITIES WATER MAIN t : I :>'IiNG FARjQ 0 25 50 100 4—WAY TRAFFIL�111lIR"'R1 BAREFOOT WI IIAUC Rf1AD SALE IN FEET f - -- _ ---- f APPROXI COWER OUNTY UTILITIES FORCE MAIN TAMIAMI T IL A I PROPOSED FORCE MAIN TAP / LOCATION. BE ADVISED THE EXACT y DESIGN PARAMETERS, LOCATIONS OF GRINDER STATIONS, ETC WILL BE SHOWN ON THE SITE DEVELOPMENT PLAN OR PLANS AND PLAT �► j k� — — — — — �► DRAWINGS. THIS LOCATION IS SHOWN AS ILLUSTRATIVE DESIGN ===== = = = = == _ ELEMENT ONLY FOR THE CONDITIONAL USE. ~ _J –±1.11 AC PROPOSED WATER / FIRE SERVICE TAP - ±T.14 AC \ OPEN SPACE LOCATION. BE ADVISED THE EXACT DESI PARAMETERS. LOCATIONS ETC WILL BE 3 SHOWN ON THE SITE DEVELOPMENT PLAN OR 07-16-121 REVISED PER COUNTY S STAFF PLANS AND PLAT DRAWINGS. THIS LOCATION IS SHOWN AS ILLUSTRATIVE DESIGN ELEMENT 05—]7-12 ONLY FOR THE CONDITIONAL USE. BUILDING //11 t 15,000 SF. REVISION ff �I NOTES: 15,OD0 / 250 Si 4,1106 / 250 SF. 1. THE 3 EXISTING CABBAGE PALMS ON 50 SPACES REQ O. . 20 THE SITE SHALL BE PRESERVED AS PART 29 SPACES Ri OF THE NATIVE PRESERVE REQUIREMENT. w SPACES PROVIDED mI I 4 HC PROVIDE ® PROJECT PILON SIGN LANDSCAPE ® PROJECT TYP. BUFFER / WATER rere'0' MANAGEMENT PILON 51 d11TGl T PILO -- I I I I i� r ro Is p 15' LANDSCAPE � I'9 N41 s. U/ I i9 mi i LOT I –±1.11 AC rLCT2 - ±T.14 AC \ OPEN SPACE -±1.89 AC (± 392) 3 PROPOSED 07-16-121 REVISED PER COUNTY S STAFF I 05—]7-12 3.2- BUILDING //11 t 15,000 SF. REVISION $F. 15,OD0 / 250 Si 4,1106 / 250 SF. Y,200 /250 SF, 50 SPACES REQ O. . 20 SPACES REQD. 29 SPACES Ri 54 SPACES PROVIDED 20 SPACES PROVIDED 41 SPACES PROMDEDI 4 HC PROVIDE ® - 2 HC PROVIDED - 3 HC PROVIDED 1 LOAD PROVIDE 1 LOAD PROVIDE t 1 LOAD PROVIDE x2 \ \ \ \ \ y DDS PSTER SITE DATA TOTAL SITE ACREAGE – ±4.37 \ \ \ �-I I� — — I y I.M05CAPE LOT 1 -±1.57 AC — LOT 2 -10.55 AC LOT 3 –±1.11 AC LOT 4 - ±T.14 AC \ OPEN SPACE -±1.89 AC (± 392) 2 07-16-121 REVISED PER COUNTY S STAFF I 05—]7-12 REVISED PER COUNTYS STAFF NO DATE REVISION 11111 M LJ L MASTER WATER MANAGEMENT AREA PROJECT PILON SIGN TYP. I y I '4 4 L T4 PROPOSED BUILDING 64 t 8,000 SF. 8.000 / 250 SF. 1 l l ®I f tyres ( 12'x24' DUMPSTER ENCLOSURE (INSIDE---./ q DIMENSIONS). DOORS TO BE PVC W/ (I! I $eJ 1E3r# 1 R'EA; COLORS TO MATCH BLDG. DOORS IN CROSS EASEMENT AGREEMENT, THE OPEN POSITION TO HAVE A MIN. O.R. BOOK 3883 PGS. 1052 -1054' fxkg4'; Y 341.,..x& 1 ( �r OF 12' OPENING (BOTH DOORS) do ARE u TO BE FITTED W/ RECESSED PINS TO SECURE OPEN DOOR (TYP) BAF BAF APPD BY TYIR'/C eu1'relt CS PROPOSED WALL TO BE BUILT IN ACCORDANCE WITH COWER I 120 Edgemere Way South cI1MT' New Horizon Properties ® Conditional Una Cone l 5' � Plan Naples, FI. Phone (239) 6334202 Mac Bu5ina3 Plaza, LLC Blair A.. Foley, P.E., LLC Fox (239) 263 =0472 COWER cou�lY, FL�owvA DATE rwccTNO. rL�NO. Civil Engineer /Development Consultant E–mail foIs000Ck1ol.com 03 -03 -2012 PROJNO FILENO AS NOTED IMM 1 IA land uses to 5,000 square feet of gross floor area in the C -3 zoning designation. The purpose of this petition is to obtain a Conditional Use approval to permit gross floor areas in excess of the 5,000 square feet of gross floor area limit to a maximum of 15,000 square feet of gross floor area on each individual parcel for the following land uses as allowed by the Conditional Use section of the LDC: Conditional Use # 10: Food stores with greater than 5,000 square feet of gross floor area in the principal structure (groups 5411- 5499). Conditional Use # 16: Permitted food service (5812, eating places) uses with more than 6,000 square feet of gross floor area in the principal structure. Conditional Use # 17: Permitted personal services, video rental or retail uses (excluding drug stores — 5912) with more than 5,000 square feet of gross floor area in the principal structure. As previously stated, the subject 4.38± acre site is located at the southeast corner of the intersection of Tamiami Trail East (US 41) and Barefoot Williams Road. The subject site is currently cleared. To the north of the site is Eagles Nest Regional Park; to the east is a radio station; to the south of the site is a community recreational facility for the Hitching Post mobile home park consisting of a community swimming pool, shuffle board courts, a racket ball court and a community building; and to the west of the site is the Hitching Post Strip Shopping Center that is also zoned C - #3. The Conceptual Site Plan shows four single - tenant, free - standing buildings. The largest building will not exceed 15,000 square feet and there will be a maximum total of 35,000 square feet of commercial development for this conditional use. The Site Plan also provides for a 20 -foot wide Type D landscape buffer along Tamiami Trail East (US 41), a 15 -foot wide Type D landscape buffer along Barefoot Williams Road, a 10 -foot wide Type A landscape buffer along the east property line adjacent to the radio station, and a 15 -foot wide Type B landscape buffer along the southern property line adjacent to the recreation area. When a commercial property such as the Mac Business Plaza abuts a non commercial property such as the recreational area, the LDC requires a 6 -foot high wall. The neighbors expressed interest in a fence with landscaping as opposed to a wall at the Neighborhood Information Meeting. Therefore, the applicant intends to seek an Administrative Variance from providing the wall, and a note has been placed on the Conceptual Master Plan stating: "Proposed wall to be built in accordance with the Collier LDC." The applicant is subject to the following LDC C -3 Site Data as shown in the following chart: CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 4 of 11 September 18, 2012 Required: Min.Lot Area 10,000 s.f. Min. Lot Width 75' Required: Max. Zoned Bldg. Height 50' CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 4 of 11 September 18, 2012 Min. Ground Floor Area 700 s.f. Min. Front Yard Setback 50% of bldg. height, but not less than 25' Min. Side Yard Setback 50% of bldg. height, but not less than 15' Min. Rear Yard Setback 50% of bldg. height, but not less than 15' Open Space Not Applicable The Conceptual Site Plan submitted meets all of the above Site Data requirements. However, according to the applicant, there is no end user at this time. The site plan is conceptual and the final building configuration is unknown. The size of the buildings and development standards based on building size on the final Site Development Plan (SDP) may accordingly deviate from Exhibit `B" of the Resolution, provided that conditions of Exhibit "C" of the Resolution are otherwise met. The purpose of the subject Conditional Use is to allow certain land uses to have 15,000 square foot buildings, which is larger than the 5,000 square foot buildings permitted in the C -3 zoning district for food stores, video rental, or retail uses; and 6,000 square feet permitted for food services. Therefore, Staff is recommending the following Conditions of Approval to address these issues: 1. The maximum gross building square footage permitted on the subject 4.48 acre site is 35,000 square feet. 2. The maximum gross building square footage for any one building is 15,000 square feet. 3. This Conditional Use approval does not constitute approval of a subdivision. The buildings may be placed on one 4.48 acre site under common ownership or the property may be subdivided in accordance with the LDC into 2, 3 or 4 parcels. 4. Outdoor music and televisions shall be limited to the area adjacent to and forward of the front facades of the buildings along East Tamiami Trail (US 41). 5. The depiction of signage on the Site Plan is conceptual and is intended only to provide the general location of such signs. Signs will be permitted separately. To date, no letters of objection or support have been received. SURROUNDING LAND USE & ZONING: SUBJECT PARCEL: The site is currently vacant, in the C -3 (Commercial Intermediate) zoning district CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 5 of 11 September 18, 2012 SURROUNDING: North: Tamiami Trail East (US 41), then Eagles Nest Park in the P (Public Use) zoning district. East: A radio station in the C -3 (Commercial Intermediate) zoning district South: Recreation area in the RT (Residential Tourist) zoning district West: Hitching Post strip shopping center in the C -3 (Commercial Intermediate) zoning district Aerial GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY Future Land Use Element (FLUE): The subject property is located within the Urban designated area (Urban — Urban Mixed Use District, Urban Coastal Fringe Subdistrict) as identified on the countywide Future Land Use Map of the Growth Management Plan (GMP). This designation is intended to accommodate a variety of residential and non - residential land uses, including mixed -use developments such as Planned Unit Developments in transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 6 of 11 September 18, 2012 Subdistrict). Certain industrial and commercial uses are also allowed subject to criteria. The subject site was rezoned from RT, Residential Tourist, to C -3, Commercial Intermediate District, on November 28, 2000 utilizing the Office and Infill Commercial Subdistrict. The purpose and intent of the C -3 district is to provide for a wider variety of goods and services intended for areas expected to receive a higher degree of automobile traffic. The type and variety of goods and services are those that provide an opportunity for comparison shopping, have a trade area consisting of several neighborhoods, and are preferably located at the intersection of two arterial - level streets. This district is also intended to allow C -1 and C -2 uses typically aggregated in planned shopping centers. This district is not intended to permit wholesaling type of uses, or land uses that have associated with them the need for outdoor storage of equipment and merchandise. A number of uses in the C -3 District may be operated in buildings larger than 5,000 by right, while others are not. Of these uses, the Conditional Use requests only that food stores, eating places, and personal service establishments (excluding drug stores) be allowed to reach up to 15,000 sq. ft. in size. FLUE Policy 5.4 requires new land uses to be compatible with the surrounding area. Please refer to the "Analysis" section below. Transportation Element: The Transportation Services Department has reviewed the Traffic Impact Statement (TIS) and has determined that the adjacent roadway network has sufficient capacity to accommodate this project within the 5 year planning period. Therefore, the subject application can be found consistent with Policy 5.1 of the Transportation Element of the GMP. Tamiami Trail East (US -41) Impacts: The first link that is impacted by this project is Link 93.0, Collier Boulevard from Rattlesnake Hammock to Tamiami Trail. The project generates 41 p.m. peak hour, peak direction trips, which represents a 1.17% impact. This segment of Collier Boulevard currently has a remaining capacity of 915 trips, and is currently at LOS "C" (Level of Service "C ") as reflected by the 2011 AUIR (Annual Urban Inventory Report). No subsequent links beyond this segment of Tamiami Trail are significantly impacted by this project. Please note: Barefoot Williams Road is not a roadway link that is monitored for concurrency or analyzed for consistency with policy 5.1 of the Transportation Element. Based on the above analysis, staff finds the requested conditional uses consistent with the Future Land Use Element of the Growth Management Plan. ANALYSIS: Before any Conditional Use recommendation can be offered to the Board of Zoning Appeals (BZA), the Collier County Planning Commission (CCPC) must make findings that: 1) approval of the Conditional Use will not adversely affect the public interest and will not adversely affect other property of uses in the same district of the neighborhood; and 2) all specific requirements for the individual Conditional Use will be met; and 3) satisfactory provisions have been made concerning the following matters, where applicable: CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 7 of 11 September 18, 2012 1. Section 2.03.03 C.I.c. of the LDC permits Conditional Uses in the Commercial Intermediate (C -3) zoning district. The requested use for Conditional Use Numbers 10, 16 and 17 of the Commercial Intermediate (C -3) Zoning District, as provided in Section 2.03.03 C.l.c. of the Collier County Land Development Code (LDC), to permit food stores; food services (eating places); and personal services, video rental or retail uses with a maximum gross floor area of 15,000 square feet as conditional uses in the Commercial Intermediate (C -3) zoning district, is subject to the standards and procedures established in section 10.08.00, "Conditional Uses Procedures," of the LDC. 2. Consistency with the Land Development Code (LDC) and the Growth Management Plan (GMP). This request is consistent with the Growth Management Plan (GMP) and this project will be in compliance with the applicable provisions of the Land Development Code (LDC). 3. Ingress and egress to the property and proposed structures thereon, with particular reference to automotive and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe. Existing ingress and egress to the subject property is provided by two points. One is located along Tamiami Trail East (US 41) and the other is located along Barefoot Williams Road. There is a sidewalk along Tamiami Trail East (US 41). 4. The affect the Conditional Use would have on neighboring properties in relation to noise, glare, economic or odor effects. The purpose and intent of the C -3 limit of 5,000 square feet of gross floor area is that these land uses generally have a greater impact in relation to noise, glare, economic or odor effects. However, these impacts can be addressed as part of the conditional use process. The subject site is surrounded by a commercial strip shopping center to the northwest, a radio station to the southeast, and a 6 -lane arterial road to the northeast. The Conditional Use will have a minimal impact on these neighboring commercial properties in relation to noise, glare, economic or odor effects. However, there is a recreational area for a mobile home park to the southeast. The proposed Conditions of Approval limiting the size of the development and outdoor sound along with the required Type B Landscape Buffer will insure that the Conditional Uses will have minimal impact on neighboring properties in relation to glare, economic or noise effects even if developed with a 15,000 square foot restaurant. 5. Compatibility with adjacent properties and other property in the district. If the proposed Conditions of Approval are adopted, the proposed retail land uses can be found compatible with adjacent properties and other properties in the immediate area. As CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 8 of 11 September 18, 2012 previously stated, the subject property is located between two commercial properties on a principal arterial road. Based on the above findings, this conditional use is recommended for approval. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: The EAC did not review this petition because the site is under the size threshold (10 acres) to require an Environmental Impact Statement. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant duly noticed and held the required meeting on August 15, 2012, at approximately 5:00 p.m. at the South Regional Library, located at 8065 Lely Cultural Parkway, Naples, Florida. Four people along with the applicant and County Staff attended the meeting. The neighbors expressed interest in the type of buffering that would be provided between their recreational area and the proposed commercial area. They do not want a wall and prefer a fence with landscaping. For further information, please see the NIM Minutes (Attachment A). The meeting ended at approximately 6:00 p.m. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for CU- PL20110001757 revised on September 12, 2012. RECOMMENDATION: At this time, the site plan is conceptual and the final building configuration is unknown. The size of the buildings and development standards based on building size on the final Site Development Plan (SDP) may accordingly deviate from Exhibit `B" of the Resolution, provided that conditions of Exhibit "C" of the Resolution are otherwise met. The purpose of the subject Conditional Use is to allow certain land uses to have 15,000 square foot buildings, which is larger than the 5,000 square foot buildings permitted in the C -3 zoning district for food stores, video rental, or retail uses; and 6,000 square feet permitted for food services. Staff recommends that the Collier County Planning Commission (CCPC) forward Petition CU- PL20110001757 to the Board of Zoning Appeals (BZA) with a recommendation of approval subject to the following conditions: 1. The maximum gross building square footage permitted on the subject 4.48 acre site is 35,000 square feet. 2. The maximum gross building square footage for any one building is 15,000 square feet. CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 9 of 11 September 18, 2012 I This Conditional Use approval does not constitute approval of a subdivision. The buildings may be placed on one 4.48 acre site under common ownership or the property may be subdivided in accordance with the LDC into 2, 3 or 4 parcels. 4. Outdoor music and televisions shall be limited to the area adjacent to and forward of the front facades of the buildings along East Tamiami Trail (US 41). 5. The depiction of signage on the Site Plan is conceptual and is intended only to provide the general location of such signs. Signs will be permitted separately. CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 10 of 11 September 18, 2012 PREPARED BY: -V11VA k on A ffd lk� NANCY D A H, AICP, PRINCIPAL PLANNER GROWT EMENT DIVISION REVIEWED BY: RAYMQfM V. BELLOWS, ZONING MANAGER GROWTH MANAGEMENT DIVISION MICHAEL BOSI, AICP, DIRECTOR GROWTH MANAGEMENT DIVISION APPROVED BY: GROWTH MANAG Attachments: Attachment A: NIM Minutes Attachment B: Resolution DIVISION TOR 9� -; 12- DATE q -G- r Z DATE q, jq-1? DATE Tentatively scheduled for the November 13, 2012, Board of County Commissioners Meeting CU- PL20110001757, MAC BUSINESS PLAZA, LLC. Page 11 of 11 September 18, 2012 Minutes of the New Horizon Properties, LLC Conditional Use Neighborhood Information Meeting Wednesday August 15, 2012 Meeting called to order by Bob Mulhere. The project Conceptual Site plan and NIM Summary was presented to each of the attendees. Bob then introduced Nancy Gundlach as the Collier County Principal Planner for the project, the Owner Christopher Shucart, and then introduced himself and gave a brief background of himself and his experience in Collier County. Attendees were given a history of the Subject Property's zoning and an explanation was given of what uses were included in C -3 zoning district and that some of the uses in that district have SF limitations. The reason for the meeting and details of the Conditional Use were extensively explained. The conditional process and approval process were explained in detail including but not limited to the upcoming CCPC and BCC meeting dates. The area growth was discussed including but not limited to Lely Resort, Sabal Bay, Treviso Bay, Naples Reserve, Hacienda Lakes, etc. A question regarding the landscaping buffer along the South property boundary was asked by one of the attendees. The attendee expressed concern that they did not want a wall separating the adjacent RT zoned property and would prefer to see landscaping instead. The remaining attendees agreed. Bob explained that an administrative wall variance (AWV) was already approved along this property boundary however a new administrative wall variance would be required and that the Owner was planning to ask for that same administrative wall variance approval again. Bob and the Owner agreed to present the AWV landscape planting plan to the attendees for their input prior to the CCPC meeting on 10/4/2012. There were no additional questions therefore the meeting was adjourned Attachment A RESOLUTION NO. 12- A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, PROVIDING FOR THE ESTABLISHMENT OF A CONDITIONAL USE IN A C -3 ZONING DISTRICT TO ALLOW UP TO FOUR BUILDINGS ON FOUR DIFFERENT PARCELS OF UP TO 15,000 SQUARE FEET EACH OF GROSS FLOOR AREA IN THE PRINCIPAL STRUCTURES FOR FOOD STORES, FOOD SERVICES, PERSONAL SERVICES, VIDEO RENTALS, OR RETAIL USES PURSUANT TO SUBSECTIONS 2.03.03.C.1.e.10, 2.03.03.C.I.c.16 AND 2.03.03.C.1.c.17 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE FOR PROPERTY LOCATED AT THE SOUTHEAST CORNER OF TAMIAMI TRAIL EAST AND BAREFOOT WILLIAMS ROAD IN SECTION 33, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. WHEREAS, the Legislature of the State of Florida in Chapter 67 -1246, Laws of Florida, and Chapter 125, Florida Statutes, has conferred on Collier County the power to establish, coordinate and enforce zoning and such business regulations as are necessary for the protection of the public; and WHEREAS, the County pursuant thereto has adopted a Land Development Code (Ordinance No. 2004 -41, as amended) which includes a Comprehensive Zoning Ordinance establishing regulations for the zoning of particular geographic divisions of the County, among which is the granting of Conditional Uses; and WHEREAS, the Board of Zoning Appeals (Board), being the duly appointed and constituted planning board for the area hereby affected, has held a public hearing after notice as in said regulations made and provided, and has considered the advisability of a Conditional Use in a C -3 Zoning District to allow up to four buildings on four different parcels of up to 15,000 square feet each of gross floor area in the principal structures for food stores, food services, personal services, video rentals, or retail uses pursuant to Subsections 2.03.03.C.1.c.10, 2.03.03.C.1.c.16 and 2.03.03.C.1.c.17 of the Collier County Land Development Code on the property hereinafter described, and the Collier County Planning Commission has made findings that the granting of the Conditional Use will not adversely affect the public interest and the specific requirements governing the Conditional Use have been met and that satisfactory provision and arrangement have been made concerning all applicable matters required by said regulations and in accordance with Subsection 10.08.00.D. of the Land Development Code; and WHEREAS, all interested parties have been given opportunity to be heard by this Board in a public meeting assembled and the Board having considered all matters presented. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA that: Mac Business Plaza LLC lCU- PL2011 -1757 Revised 9112/12 Page 1 of 2 Attachment B Petition Number PL20110001757 filed by New Horizon Properties, LLC Nvith respect to the property hereinafter described in Exhibit "A ", be and the same is hereby approved for a Conditional Use in a C -3 Zoning District to allow up to four buildings on four different parcels of up to 15,000 square feet each of gross floor area in the principal structures for food stores, food services, personal services, video rentals, or retail uses pursuant to Subsections 2.03.03.C.I.e.10, 2.03.03.C. Le. 16 and 2.03.03.C. Le. 17 of the Collier County Land Development Code in accordance with the Conceptual Site Plan described in Exhibit "B" and subject to the Conditions found in Exhibit "C ". Exhibits "A ", "B ", and "C" are attached hereto and incorporated herein by reference. BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this This Resolution adopted after motion, second, and super - majority vote, this day of , 2012. ATTEST: DWIGHT E. BROCK, CLERK IM , Deputy Clerk Approved as to form and legal sufficiency: Heidi Ashton -Cicko Managing Assistant County Attorney Attachments: Exhibit A - Legal Description Exhibit B - Conceptual Site Plan Exhibit C — Conditions of Approval CP \12- CPS - 01161\29 BOARD OF ZONING APPEALS COLLIER COUNTY, FLORIDA FRED W. COYLE, Chairman Mac Business Plaza LLC \CU- PL2011 -1757 Revised 9/12/12 Page 2 of 2 LEGAL DESCRIPTION COMMENCE AT THE WEST QUARTER OF SAID SECTION 33, PROCEED NORTHERLY ALONG THE SECTION LINE BETWEEN SAID SECTION 33 AND 32, TOWNSHIP 50 SOUTH, RANGE 26 EAST, NORTH 2 DEGREES 49 MI NUTES 48 SECONDS EAST, 884.91 FEET TO A POINT ON THE SOUTH RIGHT -OF WAY LINE OF U.S. 41; THENCE SOUTHEASTERLY ALONG SAID RIGHT OF WAY LINE, 44.24 FEET ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 3,210.55 FEET, A CENTRAL ANGLE OF 0 DEGREES 47 MINUTES 22 SECONDS, AND A CHORD DISTANCE OF 44.23 FEET, BEARING SOUTH 54 DEGREES 1 M 4TXM 20 SECONDS EAST TO A POINT OF TAGENCY, THENCE SOUTH 54 DEGREES 25 MINUTES 1 SECOND EAST, ALONG SAID RIGHT OF WAY LINE 1124.37 FEET TO THE POTNT OF BEGINNING OF THE HEREIN DESCRIBED PARCEL; THENCE CONTINUE SOUTH 54 DEGREES 25 MINUTES I SECOND EAST, 600.00 FEET ALONG SAID RIGHT OF WAY LINE; THENCE SOUTH 35 DEGREES 34 MINUTES 59 SECONDS WEST, 321,16 FEET; THENCE NORTH 54 DEGREES 25 MINUTES 1 SECOND WEST, 541.69 FEET, TO A POINT ON THE EAST RIGHT OF WAY LINE OF BAREFOOT WILLIAMS ROAD; THENCE NORTHERLY ALONG SAID RIGHT OF WAY LINE 132.69 FEET ALONG THE ARC OF A CURVE CONCAVE TO THE EAST HAVING A RADIUS OF 140.00 FEET, A CENTRAL ANGLE OF 54 DEGREES 18 MINUTES I8 SECONDS, AND A CHORD DISTANCE OF 127.78 FEET BEARING 8 DEGREES 25 MINUTES 50 SECONDS EAST TO A POINT OF TANGENCY; THENCE NORTH 35 DEGREES 34 MINUTES 59 SECONDS EAST, 247.46 FEET TO THE PO_ TIV _OF BEGII�"NIIVG. SAID PARCEL CONTAINING 4.38 ACRES, MORE OR LESS. Exhibit "A" FUD P (WHISTLER5 COVE) /—(EX15TING FAW WAY WLE IN FEET TAM .41) UTILITIES FORM MAN ti. PROPOSED FORCE ►INN TAP 0O// NN LOCATION. BE ADVED S THE EXACT STATIONS. ETC BE S-10TM ON THE SITE DEVELOPMENTR PLAN OR PLANS AND DRA%*M TMS LOCATION IS SHOWN AS IUMSTRAT14 DESIGN APPROXIMATE LOCATION OF — — ' - - ' _ _ _ _ _ _ _ ELEMENT ONLY FOR THE CONDITION& USE. COLLIER COUNTY UTILITIES -- WATER MAIN PROJECT TTYYPI SIGN M ATER TVn p q a PROJECT r, r-Dxm — %Li PLCN SIGtJ — A' �`— �fiT �— 111 — PROPOSED WATER / FIRE SERVICE TAP 4 07 -T6 -12 R LOCATION- BE ADVISED THE EXACT DE PARAMETERS, LOCATI@!S ETC WILL BE O me LOT I SHOWN ON THE SITE DEYELCPMENT PLAN OR LOT z I� PLANS AND PLAT DRAVWGS. TFAS LOCATION P'RWQe! IS sHum AS LUZTRATIVE DESIGN ELEMENT I&W / 2W Ix. . W SPAM REQ•4 EPA= mom= rte- ONLY FOR THE CONDITIONAL USE. t U G PRQYIDM C3 I ® (HITCHING 1'0511)I NOTES: 8E 1- THE 3 EAST"G CABBAGE PALMS ON THE SITE SHALL BE PRESERVED AS PART OF THE NATIVE PRESERVE RERUREMENT_ ( i 1 �l 1 1111 DUMPSTER �` - -- — - - - -. \ i J r MASTER WATER 4ATA \ \ \�I ; t ( ® MANAGEMENT AREA TOTAL SITE ACREAGE -#4.37 LOT 1 -*1.57 AC \ - LOT 2 *0.0.7 AC , _ _ _ _ LOT 3 -&1.111 AC \ '� p�- 17x24' DUMPSTER E LOSURE (INSIDE LOT 4 -11.14 AC \ ® n1 OPEN SPACE -&I.e9 AC (It 397L) C 119). DOORS TO BE PVC W/ (pfISTING R�SIDFNTIAL COLORS OPPEN POSITION TO DYEEAA MIN' O.R SOgf�36113 PGS.110022 -1054 TOURIST FACILITY) OF 12' OPERMIG (BOTH DOCft6) & ARE ® TO K FITTED W/ RECESSED PINS TO SECURE OPEN DOOR (T)P) R G17UNTYS STAFF OAF �tll 1 I I J an C3 (RADIO STATION) �7..C'OSED WALL TO BE SULT M ACCORDANCE WITH COWER LDC !! 2 0 07 -T6 -12 R REV15bD P me LOT I LOT z I� P'RWQe! II I&W / 2W Ix. . W SPAM REQ•4 EPA= mom= rte- 2Q 9ACW t U G PRQYIDM I z WID PRc i 1 �l 1 1111 DUMPSTER �` - -- — - - - -. \ i J r MASTER WATER 4ATA \ \ \�I ; t ( ® MANAGEMENT AREA TOTAL SITE ACREAGE -#4.37 LOT 1 -*1.57 AC \ - LOT 2 *0.0.7 AC , _ _ _ _ LOT 3 -&1.111 AC \ '� p�- 17x24' DUMPSTER E LOSURE (INSIDE LOT 4 -11.14 AC \ ® n1 OPEN SPACE -&I.e9 AC (It 397L) C 119). DOORS TO BE PVC W/ (pfISTING R�SIDFNTIAL COLORS OPPEN POSITION TO DYEEAA MIN' O.R SOgf�36113 PGS.110022 -1054 TOURIST FACILITY) OF 12' OPERMIG (BOTH DOCft6) & ARE ® TO K FITTED W/ RECESSED PINS TO SECURE OPEN DOOR (T)P) R G17UNTYS STAFF OAF �tll 1 I I J an C3 (RADIO STATION) �7..C'OSED WALL TO BE SULT M ACCORDANCE WITH COWER LDC !! 2 0 07 -T6 -12 R REV15bD P I� I II rte- i 1 �l 1 1111 DUMPSTER �` - -- — - - - -. \ i J r MASTER WATER 4ATA \ \ \�I ; t ( ® MANAGEMENT AREA TOTAL SITE ACREAGE -#4.37 LOT 1 -*1.57 AC \ - LOT 2 *0.0.7 AC , _ _ _ _ LOT 3 -&1.111 AC \ '� p�- 17x24' DUMPSTER E LOSURE (INSIDE LOT 4 -11.14 AC \ ® n1 OPEN SPACE -&I.e9 AC (It 397L) C 119). DOORS TO BE PVC W/ (pfISTING R�SIDFNTIAL COLORS OPPEN POSITION TO DYEEAA MIN' O.R SOgf�36113 PGS.110022 -1054 TOURIST FACILITY) OF 12' OPERMIG (BOTH DOCft6) & ARE ® TO K FITTED W/ RECESSED PINS TO SECURE OPEN DOOR (T)P) R G17UNTYS STAFF OAF �tll 1 I I J an C3 (RADIO STATION) �7..C'OSED WALL TO BE SULT M ACCORDANCE WITH COWER LDC !! 2 0 07 -T6 -12 R REV15bD P Extn►plt b CONDITIONS OF APPROVAL FOR CU- PL20110001757 At the time of this Conditional Use approval, the site plan (attached as Exhibit "B ") is conceptual and the final building configuration is unknown. The size of the buildings and development standards based on building size on the final Site Development Plan (SDP) may accordingly deviate from Exhibit `B" provided that the conditions in this Exhibit "C" are otherwise met. The purpose of the subject Conditional Use is to allow certain land uses to have 15,000 square foot buildings, which is larger than the 5,000 square foot buildings permitted in the C -3 zoning district for food stores, video rental, or retail uses; and 6,000 square feet permitted for food services. The Site Development Plan (SDP) as it relates to this Conditional Use submitted shall meet the following Conditions of Approval: 1. The maximum aggregate gross building square footage permitted on the subject 4.48 acre site is 35,000 square feet. 2. The maximum gross building square footage for any one building is 15,000 square feet. 3. This Conditional Use approval does not constitute approval of a subdivision. The buildings may be placed on one 4.48 acre site under common ownership or the property may be subdivided in accordance with the LDC into 2, 3 or 4 parcels. 4. Outdoor music and televisions shall be limited to the area adjacent to and forward of the front facades of the buildings along East Tamiami Trail (US 41). 5. The depiction of signage on the site plan is conceptual and is intended only to provide the general location of such signs. Signs will be permitted separately. CP112 -CPS - 0116130 EXHIBIT C Rev. 9/12/12 AGENDA ITEM 8 -13 Co e-r County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING SERVICES - -LAND DEVELOPMENT SERVICES DEPARTMENT GROWTH MANAGEMENT DIVISION -- PLANNING & REGULATION HEARING DATE: JUNE 7, 2012 SUBJECT: DOA- PL20120001160: THE TOWN OF AVE MARIA [COMPANION TO: SRAA- PL20120000705: THE TOWN OF AVE MARIA SRA] PROPERTY OWNERS &APPLICANT /AGENTS: Owners /Applicants: Barron Collier Partnership, LLLP RES Collier Holdings, LLC Ave Maria Development LLLP & AMULT, LLC 1370 Creekside Parkway 2600 Golden Gate Pkwy. 2600 Golden Gate Pkwy, Ste 200. Naples, FL 34108 Naples, FL 34101 Naples, FL 34105 Agents: John M. Passidomo, Esq. Cheffy Passidomo 821 Fifth Ave S., Suite 201 Naples, FL 34102 REQUESTED ACTION: Alexis Crespo, AICP Waldrop Engineering, P.A. 28100 Bonita Grande Dr., Suite 305 Bonita Springs, FL 34135 The petitioner seeks an amendment to The Town of Ave Maria Development of Regional Impact (DRI) Development Order (DO) in accordance with Florida Statutes, Subsection 380.06(19), to add an access point on Oil Well Road. GEOGRAPHIC LOCATION: The subject property, consisting of 5,027 acres, is located on the north side of Oil Well Road, the west side of Camp Keais Road and approximately 6,000 feet south of Immokalee Road (CR -846). The property lies within Sections 4 -9 & 16 -18, Township 48 South, Range 29 East and Sections 31 -33 Township 47 South, Range 29 East. (See the location map on following page) DOA- PL20100001160: The Town of Ave Maria Page 1 of 4 October 4, 2012 CCPC Revised: 9/17/12 3TI�S OL lON mw IF F O U U N ¢ O 3 O V � i Z 6Z WS w\ 00 U U 2 �W W V m qp� a U ^ II 0 Q f- Z d �p w� D 00 5 (r 0 J d J = i LS6 WO L96 WS v SL -I CVO o� U 2 a c7 z z O' N CL Q Z O_ Q U O J N O N J d Q Q .1 A • 3TI�S OL lON mw IF F O U U N ¢ O 3 O V � i Z 6Z WS w\ 00 U U 2 �W W V m qp� a U ^ II 0 Q f- Z d �p w� D 00 5 (r 0 J d J = i LS6 WO L96 WS v SL -I CVO o� U 2 a c7 z z O' N CL Q Z O_ Q U O J N O N J d Q Q 1 II it II II II II II II I I I I i I I I I I I I I 0 I 1 HSA WRA O 1 u n n HS O P CF R if P FSA AMU L R S R L WRA A R R AMU } L R� Ii M L RI, R 1 R n AMU R I 0 if R R ii v R u R u _ IIm um 1 W IID u WRA ' �{ CFA M R/ `, n FSA O P R / R 110 uy u R II O 1 al R I L R O WRA ``�� R I u R N WRA � II R R u u n -- 0 n n II- -- M R II D u u HSA O _______OIL _WELL R O A - -- - - - - -- - ------ - - - - - -- -- - __ -_ - -- --------- _____-__-JL-_-- --------------------------1r---- PREVIOUS DRI LAND USE SUMMARY DRI LAND USE SUMMARY OFF -SI E RLSA DESIGNATIONS If UNIVERSITY I SCHOOLS 956 AC AMU UNIVERSITY I SCHOOLS 956 AC FSA SA FLOW WAY STEWARDSHIP AREA RESIDENTIAL 3,115 AC F7R RESIDENTIAL 3,016 AC WRA RLSA WATER RETENTION AREA MIXED USE 324 AC F---� MIXED USE 423 AC HSA RLSA HABITAT STEWARDSHIP AREA COMMUNITY FACILITY 84 AC CF COMMUNITY FACILITY 84 AC FO LSA OPEN WETLAND PRESERVE 62 AC FW WETLAND PRESERVE 62 AC PARK 74 AC =P PARK 74 AC LAKEIPARKS 175AC dk LAKE/PARKS 175 AC ROADWAYS 237 AC ® ROADWAYS 237AC 3 DRI BOUNDARY 5,027 AC DRI BOUNDARY 5,027 AC i NOTE: LA14D USE CLASSIFICATIONS AND ACREAGES SHOWN kull I ' R i AB VE MAY INCLUDE INTERNAL g} #�? AND OTHER SUPPORTING USES. STREETS, LAKES. OPEN SPACE. ENGINE F.RING € MAP "H" g, TOVM OF AV MARIA woATEO: osmsrzo�z r PURPOSE/DESCRIPTION OF PROJECT: CURRENT REQUEST.- According to the Applicant's response in Item #5 of the Notice of Proposed Change Application, this petition was submitted to accomplish the following: The Applicant is requesting approval to modify the DRI DO Map H to add a new access point from Oil Well Road to the Arthrex Commerce Park site, as shown on the proposed Map H and SRA Master Plan. The access point will allow for improved ingress /egress to the Arthrex Commerce Park, particularly to the Arthrex manufacturing facility, a 200,000± square foot operation approved per SDP PL20110002702. The facility will employ 250 people per shift upon completion in Spring 2013. The applicant anticipates expanding the facility within five (5) years of opening to allow for an additional 85, 000± square feet of manufacturing and accessory uses, with a total of 700 employees per shift. The Applicant's agent goes on to state: [the proposed access point] "will alleviate congestion at the Arthrex Commerce Drive /Oil Well Road intersection..... The proposed access point is approximately 1, 430 feet west of the Arthrex Commerce Park Drive /Oil Well Road intersection and therefore significantly exceeds the County's minimum connection separation requirements. " Please refer to the applicant's NOPC Statement for additional information. No increase in density or intensity is proposed as part of this amendment. DRI HISTORY.- The Board of Collier County Commissioners approved the DRI DO for this project with Development Order #05 -01 (Resolution #05 -235). The project was originally approved for a total of 11,000 dwelling units; 690,000 gross square feet of retail/service; 510,000 square feet of office; 400 hotel rooms; 6,000 student university with ancillary uses; a maximum of 450 assisted living facilities, 148,500 square feet of civic, community and miscellaneous facilities; 35,000 square feet of medical facilities; public and private schools; churches and other places of worship; a golf course and "those uses customarily associated with a university such as student and administration house, recreation and sports areas, and support facilities ". On May 27, 2008, an amendment was approved in DRI DO #08 -01 (Resolution #08 -153). That amendment approved changes to the affordable housing component of the project. DRI DO #11-03 (Resolution #11 -132) approved on July 26, 2011, amended the project approval by revising Exhibit C, the SRA Master Plan to divide Town Center 2 into Town Center 2a and Town Center 2b and moving Town Center 2b to Oil Well Road. Also approved was the relocation of an access point on Oil Well Road; SOUTHWEST FLORIDA (SW) REGIONAL PLANNING COUNCIL (RPQ: The RPC addressed this Notice of Proposed Change (NOPC) to a previously approved Development of Regional Impact pursuant to Subsection 380.06(19) Florida Statutes on September 20, 2012. The NOPC and the RPC staff assessment for the NOPC were adopted by the RPC without changes. The RPC adopted the recommendations of approval prepared by its staff with the conditions noted below: (A copy of the RPC staff assessment is included in the application package.) DOA- PL20100001160: The Town of Ave Maria Page 2 of 4 October 4, 2012 CCPC Revised: 9/17/12 Approve staff findings as they relate to the proposed changes to the Ave Maria DRI; and 2. Request that Collier County provide a copy of any development order amendment related to the proposed changes to the RPC in order to ensure that the amendment is consistent with the Notice of Proposed Change. STATE OF FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY (DEO): The DEO has not offered any objection to the proposed amendment. COUNTY STAFF ANALYSIS: Development authorizations contained in DRI Development Orders are prerequisites to zoning actions that implement DRI land use authorizations. DRI Development Orders are intended to address regional impacts of a project; however approval, approval with conditions or denial of an application to amend a DRI DO is within the jurisdiction and authorization of the local government. The applicant was required to file a Notice of Proposed Change because the proposed change affects external access points [reference: Sub - chapter 380.06(19)(e).2.d., Florida Statutes] The proposed change does not require further development -of- regional- impact review pursuant to the criteria found in Florida Statutes, Section 380.06(19) for evaluating a Notice of Proposed Change. Staff believes this amendment is consistent the applicable provisions of the LDC and the GMP and the proposed additional access point will not have a negative impact on public infrastructure. Staff recommends approval of the DRI DO amendment believing this amendment will not adversely impact adjacent property owners or create an undue public safety concern if the DRI DO is adopted. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for this petition on September 14, 2012. The following criteria are to be considered by the CCPC: Criteria for DRI Amendment 1. Consider: Consistency with the Collier County Land Development Code. 2. Consider: Consistency with the goals, objectives, and policies of the GMP. 3. Consider: Impacts on public infrastructure. STAFF RECOMMENDATION: That the Collier County Planning Commission (CCPC) forward a recommendation of approval of Petition DOA- PL201000001160 to the Board of County Commissioners as described by the amending DRI Development Order resolution. DOA- PL20100001160: The Town of Ave Maria Page 3 of 4 October 4, 2012 CCPC Revised: 9/17/12 PREPARED BY: i KAY SELEM, AICP, PRINCIPAL PLANNER DEPARTMENT OF PLANNING AND ZONING REVIEWED BY: RAYMONO V. BELLOWS, ZONING MANAGER DEPARTMENT OF PLANNING AND ZONING MIKE BOSI, AICP, INTERIM DIRECTOR DEPARTMENT OF PLANNING AND ZONING APPROVED BY: ICK A ALANGU INI RATOR GROWTH MANAG EN DIVISION f� DATE DATE DATE q -ly i _ DATE Tentatively scheduled for the December 11, 2012 Board of County Commissioners Meeting DOA- PL20100001160: The Town of Ave Maria October 4, 2012 CCPC Revised: 9/6/12 Page 4 of 4 DEVELOPMENT ORDER NO. 12- RESOLUTION NO. 12- A RESOLUTION AMENDING RESOLUTION NUMBER 05- 235 (DEVELOPMENT ORDER NO. 05 -01), AS AMENDED BY RESOLUTION NO 11 -132 (DEVELOPMENT ORDER 11 -03), FOR THE TOWN OF AVE MARIA DEVELOPMENT OF REGIONAL IMPACT ( "DRI ") LOCATED IN SECTIONS 31 THROUGH 33, TOWNSHIP 47 SOUTH, RANGE 29 EAST AND SECTIONS 4 THROUGH 9 AND 16 THROUGH 18, TOWNSHIP 48 SOUTH, RANGE 29 EAST IN COLLIER COUNTY, FLORIDA BY PROVIDING FOR: SECTION ONE, AMENDMENTS TO DEVELOPMENT ORDER BY REVISING EXHIBIT "C" AND MAP "H" CONTAINED IN THE DRI DEVELOPMENT ORDER TO ADD AN ACCESS POINT ON OIL WELL ROAD; SECTION TWO, FINDINGS OF FACT; SECTION THREE, CONCLUSIONS OF LAW; AND SECTION FOUR, EFFECT OF PREVIOUSLY ISSUED DEVELOPMENT ORDERS, TRANSMITTAL TO DEPARTMENT OF ECONOMIC OPPORTUNITY AND EFFECTIVE DATE. (PETITION DOA- PL20120001160) WHEREAS, the Board of County Commissioners of Collier County, Florida approved Resolution No. 05 -235 (Development Order No. 05 -01) which approved a Development of Regional Impact (DRI) known as the Town of Ave Maria DRI on June 14, 2005; and WHEREAS, the real property which is the subject of the Development Order is legally described and set forth as Exhibit "A" to Resolution No. 05 -235 (Development Order No. 05 -01), as amended, to correct a scrivener's error by Resolution No. 05 -377 adopted on November 1, 2005; and WHEREAS, the Town of Ave Maria DRI was amended by Resolution Nos. 08 -153 (Development Order 08 -01) which revised the Development Order relative to the Affordable Housing Section and 11 -132 (Development Order 11 -03) which revised Development Order Exhibit Ave Maria/DOA- PL20I200011 b0 Rev 8/1/12 1 of 5 Words stmel 4mug t are deleted; words underlined are added. "C" and Map "H" by dividing Town Center 2 into Town Center 2a and Town Center 2b, relocating Town Center 2b to Oil Well Road, and relocating an access point on Oil Well Road; and WHEREAS, RES Collier Holdings LLC has petitioned the Board of County Commissioners to amend the Town of Ave Maria Development Order by revising Exhibit "C" and Map "H" contained in the DRI Development Order; and WHEREAS, the Collier County Planning Commission has reviewed and considered the proposed amendment and held a public hearing on . and WHEREAS, the Board of County Commissioners of Collier County has reviewed and considered the proposed amendment and the report of the Collier County Planning Commission and held a public hearing on NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMIISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: AMENDMENT TO DEVELOPMENT ORDER AND MASTER PLAN Map "H" and Exhibit "C" contained in the DRI Development Order, Resolution No. 05 -235 (Development Order 05 -01), as amended by Resolution No. 11 -132, (Development Order 11 -03), the Master Concept Plan, are hereby amended and attached to this Resolution as Exhibit "A ". SECTION TWO: FINDINGS OF FACT 1. The proposed changes to the previously approved DRI, individually or cumulatively with any previous change, do not constitute a substantial deviation under Subsections 380.06(19)(b) through (e), Florida Statutes, and do not exceed any other criterion for additional development of regional impact review. 2. The proposed changes to the previously approved DRI are in accordance with Subsection 380.06(19)(e) L, Florida Statutes. Ave Maria/DOA- PL20120001160 Rev 8/1/12 2 of 5 Words stme ` `hFeu `' are deleted; words underlined are added. 3. The applicant submitted to the County the application and materials required for amendment of a development order in accordance with the local government procedures in accordance with Section 380.06, Florida Statutes. 4. A comprehensive review of the impact generated by the proposed changes to the previously approved development has been conducted by the County's departments, and has established that the changes in Map "H" and Exhibit "C" contained in the DRI Development Order result in no additional overall project impacts. 5. The development is not in an area designated an Area of Critical State Concern pursuant to the provisions of Section 380.06, Florida Statutes. 6. No increase in overall development intensity is authorized by this Development Order. SECTION THREE: CONCLUSIONS OF LAW 1. The proposed changes to the previously approved Development Order, either individually or cumulatively with previous changes, do not constitute substantial deviations under Section 380.06(19)(b) through (e), Florida Statutes, and a notice of proposed change was provided by petitioner pursuant to Subsection 380.06(19)(e)I ., Florida Statutes. 2. The proposed changes to the previously approved development will not unreasonably interfere with the achievement of the objectives of the adopted State Land Development Plan applicable to the area. 3. The proposed changes to the previously approved development are consistent with the Collier County Growth Management Plan and the Collier County Land Development Code adopted pursuant thereto. 4. The proposed changes to the previously approved development are consistent with the State Comprehensive Plan. Ave Maria/DOA-PL-20120001160 Rev 811112 3 of 5 Words Lek "ems are deleted; words underlined are added. 5. The proposed changes to the previously approved development do not constitute a substantial deviation, do not require further development of regional impact review, and are otherwise approved. 6. This resolution shall be considered an amendment to the development order incorporating the approved change to the previously approved development. SECTION FOUR: EFFECT OF PREVIOUSLY ISSUED DEVELOPMENT ORDERS, TRANSMITTAL TO DEO AND EFFECTIVE DATE 1. Except as amended hereby, Development Order No. 05 -01, as amended, shall remain in full force and effect, binding in accordance with its terms on all parties thereto. This amended Development Order shall take precedence over any of the applicable provisions of previous development orders which are in conflict herewith. 2. Copies of this Development (Eder (Resolution) shall be transmitted immediately upon execution to the Department of Economic Opportunity and the Southwest Florida Regional Planning Council. 33 . . 3. This Resolution shall take effect as provided by law. BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this This Resolution adopted this majority vote. ATTEST: DWIGHT E. BROCK, CLERK , Deputy Clerk day of , 2012 after motion, second, and BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA IM FRED W. COYLE, Chairman Ave MariatDOA- PL20120001160 Rev 8 /1/12 4 of 5 Words S#u& d ough are deleted; words underlined are added. Approved as to form and legal sufficiency: Heidi Ashton -Cicko Managing Assistant County Attorney Attachment: Exhibit A - SRA Master Plan CP\12- CPS -01171\13 Ave Maria/DOA- PL20120001160 Rev 8 /1/12 5 Of 5 Words stfsk dweiigh are deleted; words underlined are added. TOWN OF AVE MARIA DRI DRI # 07- 0304 -167 NOTICE OF PROPOSED CHANGE Background The Town of Ave Maria DRI is a master planned community generally located east of Interstate 75, south of Immokalee, north of Oil Well Road, and west of Camp Keais Road, in northeastern Collier County. Exhibit 1 shows the project location. The project is comprised of 5,027 +/- acres and the approved Development Order allows construction of a 6,000 student university, 11,000 residential dwelling units, 1.2 million square feet of commercial and office land uses, a 400 room hotel, and additional ancillary uses. Previous Changes The Collier County Board of County Commissioners on June 14, 2005 approved the Town of Ave Maria Development of Regional Impact (DRI) with Development Order #2005 -01 (Resolution #2005 -235). The development was subsequently amended by Development Order #2008 -01 (Resolution #2008 -153). The 2008 amendment revised the affordable housing section of the DRI DO. Another amendment was approved with Development Order #2011 -03 (Resolution #11 -132). This amendment resulted in three actions: 1) the Town Center was divided into two parts — 2a and 2b; 2) the Town Center 2b was relocated; and 2) the western-most access point onto Oil Well Road was shifted eastward to allow a direct connection to the relocated Town Center 2b / Arthrex Commerce Park. Proposed Changes On May 1, 2012 a Notice of Proposed Change (NOPC) was submitted to amend the originally approved DRI Map H. The original Development Order showed two access points on Camp Keais and two access points on Oil Well Roads. This amendment seeks to add a third access point onto Oil Well Road in order to serve Town Center 2b. The new access point as shown in Exhibit 2 will provide improved ingress /egress to the Arthrex Commerce Park and specifically to the Arthex manufacturing facility, which is a 200,000 +/- square foot facility that was previously approved by the County (SDP- PL201100027802). The Arthex facility will operate with three (3) shifts per day, and will employ 250 people per shift upon completion in the spring 2013. The applicant anticipates expanding the facility within five (5) years of opening to allow for an additional 85,000 +/- square feet of manufacturing and accessory uses, with a total of 700 employees per shift. Because of the vehicular activity around the employee shift changes, the facility access needs to be improved. The applicant has stated that the proposed new access point will improve the public health, safety and welfare by providing additional access to a major employment center in the County and will help to alleviate potential congestion at the Arthrex Commerce Drive / Oil Well Road intersection. The new access point being requested with this NOPC is supported by the Immokalee Fire Control District. No changes are proposed to the phasing, commencement, development parameters, or build -out dates for the proposed development approved in the DRI. Regional Staff Analysis The proposed changes are presumed not to be a substantial deviation under Sub - chapter 380.06(19), Florida Statutes. Character Magnitude, Location The character, magnitude, and location of the DRI will not change for the DRI. The development of the DRI as a university with a balance of residential development with commercial uses will not change. Regional Goals Resources or Facilities In reviewing the potential impacts of the proposed changes, Regional staff looked at regional impacts from the proposed changes relating to transportation only since the requested changes only impacted the proposed access points onto Oil Well Road. Transportation Impacts The applicant is requesting a new access point onto Oil Well Road. The proposed access point will be a direction median opening, located approximately 0.27 miles (1,430 feet) west of the approved access point at Arthrex Commerce Drive. The propose point will be limited to eastbound left -in and westbound right -out movements only. The Collier County Transportation Planning staff reviewed the Ave Maria Development Order Amendment (and Stewardship /Receiving Area Amendment) and determined that the proposed amendment does not present an additional impact on the adjacent roadway network. As such, the Planning staff concluded that the roadway network has sufficient capacity to accommodate the project within the 5 -year planning period, and staff recommended that this project be found consistent with Policy 5.1 of the Collier County Transportation Element of the Growth Management Plan (GMP). The Traffic Impact Statement (TIS) submitted in support of the proposed amendment included detailed revised project distribution, and demonstrated justification for creating a new East - Bound Left Turn movement to serve a portion of the project that has recently been modified. The TIS addressed the project's existing traffic impacts and examined anticipated changes to the distribution characteristics of the DRI. Nothing in the analysis indicated that this change would impact the project's consistency with GMP Transportation Element Policy 5.1. Additionally, revision of the project distribution may serve to delay the need for future signalization of the Camp Keais /Oil Well Road intersection. The applicant's traffic analysis submitted in support of the requested changes specifically concluded the following: 1) The proposed directional median opening is projected to accommodate approximately 230 and 430 two -way total, peals hour trips during the AM and PM peak hours, respectively. These volumes will meet the warrants during the peak hour(s) to allow a median opening. 2) In addition to the AM and PM peak hours, the proposed directional median opening is anticipated to satisfy the separate turn lane warrant threshold volume during the various employee shift change hours as well. 3) The proposed directional median opening will divert traffic from the Oil Well Road / Arthrex Commerce Drive intersection and reduce the major street delay at this intersection by approximately 9% to 25% and the minor street delay by approximately 43% to 73 %. 4) The proposed directional median opening may delay the potential signalization of the Oil Well Road / Arthrex Commerce Drive intersection. 5) Adequate storage lengths may be provided for east bound left and westbound right - turn lanes at the proposed directional median opening. The traffic analysis submitted with the Notice of Proposed Change application showed that there are no increases in the total approved traffic for the development that would result in a substantial deviation as identified in Chapter 380.06(19)(b)15 stating: "A 15 percent increase in the number of external vehicle trips generated by the development above that which was projected during the original development of regional impact review." Having rebutted trip increases proposed by the changes and showing that the proposed access changes will not hinder traffic flows on Oil Well Road, Council staff finds that no additional transportation impacts were identified as a result of the proposed changes. Multiiurisdictional Issues No multi jurisdictional issues will result from the proposed change. Need For Reassessment of the DRI There does not appear to be a need to reassess the DRI as a result of the proposed change. Acceptance of Proposed D.O. Language Regional staff recommends that the Council approve staff findings and accept the proposed development order amendment language with one request. RECOMMENDED ACTIONS: 1. Approve staff findings as they relate to the proposed changes to the Ave Maria DRI; and 2. Request that Collier County provide a copy of any development order amendment related to the proposed changes to the SWFRPC in order to ensure that the amendment is consistent with the Notice of Proposed Change. 09/12 A,.", A v i 151� IRE w "I J, 141 1 '— 0 0 Al —W, 'Im A 1; w. Ji. L Figure • HSA 0 875' -M HSAII. Wall 7750' 350D' 4. '71 SRA Master P H SA Q November 29, 201 0) Town Plan7 The Town of Ave Maria Page 6 0 1 P PREYIOVS OW WIO USE 6UIMVRI' M LVID USE SIRNA NRY fl II v vtmrv_.out tx � wAUSmr¢nats K II PL•lhNliu. f.InK Qa[soamu a1nK II uvn u£e aa Qwmu .nK OFF-31M -31M RlSA i>ESIOWJIOII32— 11 C4rYtetrcai!>tlry lr AC fl wVrvsA[Lly !.K itiAR9rtNtYf1lwNRmlty H6A II NtMVDraaftin< Ori[M'OPNYJn4 !1K QRM W�R.f£fFM�w � 11 II awl. vaays w !.. � w .v .0 A. udsv 11 II wNO.YAn Sar lc m aYK 11 OaJ fotA•vxY S�nK �� tYa KalwnY fNrK�^ Co er Co AGENDA ITEM 8 -C >�.nLy STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING SERVICES — PLANNING & ZONING DEPARTMENT GROWTH MANAGEMENT DIVISION -- PLANNING & REGULATION HEARING DATE: OCTOBER 4, 2012 SUBJECT: SRAA- PL20120000705, THE TOWN OF AVE MARIA STEWARDSHIP RECEIVING AREA (SRA) [COMPANION TO PETITION NUMBER DOA - PL201200001160] PROPERTY OWNER & APPLICANT /AGENT: Owners/Applicants: Barron Collier Partnership, LLLP RES Collier Holdings, LLC Ave Maria Development LLLP & AMULT, LLC 1370 Creekside Parkway 2600 Golden Gate Pkwy. 2600 Golden Gate Pkwy, Ste 200. Naples, FL 34108 Naples, FL 34101 Naples, FL 34105 Agents: John M. Passidomo, Esq. Alexis Crespo, AICP Cheffy Passidomo Waldrop Engineering, P.A. 821 Fifth Ave S., Suite 201 28100 Bonita Grande Dr., Suite 305 Naples, FL 34102 Bonita Springs, FL 34135 REQUESTED ACTION: The petitioner is requesting an amendment to the Town of Ave Maria SRA to revise the Master Plan to add an additional access point on Oil Well Road that would connect to the Arthrex Commerce Park. GEOGRAPHIC LOCATION: The subject property, consisting of 5,027 acres, is located on the north side of Oil Well Road, the west side of Camp Keais Road and approximately 6,000 feet south of Immokalee Road (CR -846). The property lies within Sections 4 -9 & 16 -18, Township 48 South, Range 29 East and Sections 31 -33 Township 47 South, Range 29 East. (See the location map on following page) PURPOSE/DESCRIPTION OF PROJECT: This petition is amending the SRA resolutions (Resolutions No. 2004 -89 and 2005 -234A, and most recently 2011 -131) pursuant to Section 4.08.07 of the Collier County Land Development Code. Resolution No. 2011 -131 approved a Master Plan amendment to divide Town Center 2 into Town Center 2a and 2b, moving Town Center 2b, approximately 50 acres in size, from Camp Keais Road to a site along Oil Well Town of Ave Maria SRA, SRAA- PL20120000705 Page 1 of 6 October 4, 2012 CCPC Revised: 9/19/12 iT OS 01 LON / Z o V tJ U 3 U z sa 'as W\ z 3 w o O � QD flp� o a ci I O� �0 Q w w 0 oao 2 O IL p J 196 WO J o w E5 [ss •as ul U SL -1 o� 5Q G V z z O N CQ G z _0 U O J LO 0 N O N J d Q NQ LL Z 0 w a 11 �k iL - =i- \A • iT OS 01 LON / Z o V tJ U 3 U z sa 'as W\ z 3 w o O � QD flp� o a ci I O� �0 Q w w 0 oao 2 O IL p J 196 WO J o w E5 [ss •as ul U SL -1 o� 5Q G V z z O N CQ G z _0 U O J LO 0 N O N J d Q NQ LL Z 0 w a WRA i' � -1 n Land Use Summary CAMP KEAIS ROAD University District 956 Acres Town Core 24 Acres F] Town Centers 265 Acres 0 Neighborhood General 3495 Acres Services District 39 Acres Community Parks a Other 174 Acres W" iOWNCEMERL o NEIGNROAHOOD GENEPN. O � NBGHAOpN00DGENFMI �' � j ("—�, NDGHBOAHOOOGENEUl / — i i ���� n Land Use Summary -- — 300' FSA Buffer University District 956 Acres Town Core 24 Acres F] Town Centers 265 Acres 0 Neighborhood General 3495 Acres Services District 39 Acres Community Parks 74 Acres Other 174 Acres Total 5027 Acres ( - � _ � ✓' � NE LHBCAHOODGFNERLL ry NEIGH90pl10GOGENEPPI I UNNFFSIIY I CEO 1 J YY NE!GHAOAH,JGO OISiNCT i 111 i col ,I JJ • � E LFNEAAL '} ., I`yj TOWN CENRP] ! NE:CHAOANOOD GENERIC GOIE r= muu� CCQMnONitt� ' ✓-- GOIA /� t ep nu COURSE ..; (r -_ —'`�`J - '•��. CORRSE ,,...""wig%. WRA COMNA � I' COP Nm / UNNEPSRY OKtAICT , � NEIQIIORHDOD . L� FA.pY � - 'll �. NE GHBOAHOOULENEPAL� fJ ' .. -. M1I / V ,L. ..w cOIFL iUH1 QNRR1b I _ _ COIMSE UNNERSIIYDISTNCT � _ _- _ Vp WRA ti✓ I.I. »...0 ... I \� \ WRA � - INNGHRONR)DDGHiFALL Gr— ':... COURSE mod- I CODRtF O WRA �I .3 0 O Q W O _ � � _ - •�' I', � Figure HSA ) HSA FSA © o 875' 1750' 3500• HSA i JoRTr SCALE SRA Master Pian FSA "` — REVISED May 1, 2012 -own Elan The Town of Ave Maria Page 6 Road as depicted on the attached SRA Master Plan. to accommodate the Town Center 2b relocation. access point will serve is located in Town Center 2b. In addition, the westernmost access point was moved The proposed Arthrex Commerce Park that this new This petition is a companion petition to a Development of Regional Impact (DRI) Development Order (DO) amendment to make the same changes to the DRI DO. Staff has provided excerpts from the approved and proposed plans to show the proposed change. n f"'-- ----� Existing Access Point Existing Access Point I Excerpt from approved SRA Master Plan showing existing access points Existing Access Point Q S H 0 Existing Access Point y Proposed Access Point i Excerpt from proposed SRA Master Plan showing existing and proposed access points to Oil Well Road Town of Ave Maria SRA, SRAA- PL20120000705 Page 2 of 6 October 4, 2012 CCPC Revised: 9/19/12 +•.► Oil Well Road Proposed additional access point connection Excerpt from approved SDP Plans for Arthrex Commerce Center (SDP- PL20110002702 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: >r. Future Land Use Element (FLUE): The subject property is designated on the Future Land Use Map and Map Series as Agriculture/Rural, Agriculture/Rural Mixed Use District and is within the Rural Lands Stewardship Area Overlay (RLSA). The Town of Ave Maria is an approved and partially developed Stewardship Receiving Area (SRA) and Development of Regional Impact (DRI), both of which were deemed consistent with the Future Land Use Element at time of approval in 2005. This petition seeks to amend the SRA Master Plan to allow an additional access onto Town Center 2b from Oil Well Road (CR 858). The SRA document and Master Plan is incorporated by reference into the DRI Development Order; a companion petition (DOA- PL2012 -1160) is seeking the same amendment to the DRI. The proposed amendment does not change the approved uses, increase the approved density or use intensity, nor change the boundaries of the SRA (or DRI). No amendments have been made to the FLUE RLSA Overlay since original approval of this SRA that would affect its consistency Based upon the above analysis, staff finds that the proposed amendment to the,Town of Ave Maria SRA may be deemed consistent with the Future Land Use Element of the Growth Management Plan. STAFF REVIEW: Zoning Review: The proposed amendment changes comply with the requirements of the SRA procedures set forth in LDC Section 4.08.07. In compliance with LDC Section 4.08.07.E, the proposed changes are not in conflict with any SRA suitability criteria, RLSA District regulations. The proposed changes continue to direct incompatible land uses away from FSAs, HSAs, WRAs, and Conservation Lands. The petitioner has already demonstrated that he has acquired or will acquire sufficient Stewardship Credits to Town of Ave Maria SRA, SRAA- PL20120000705 Page 3 of 6 October 4, 2012 CCPC Revised: 9/19/12 implement the SRA uses. The proposed changes should not have negative environmental and public infrastructure impacts. The proposed amendment does not change the overall approved uses, increase the overall approved density or overall use intensity, nor changes the perimeter boundaries of the SRA (or DRI), but it does add an additional access point onto Oil Well Road. Staff believes the proposed amendment is consistent with the Criteria for an SRA amendment Transportation Review: Transportation Planning staff has reviewed the Ave Maria Development Order Amendment and Stewardship Receiving Area Amendment and has determined that the proposed amendments do not present an additional impact on the adjacent roadway network. As such, the roadway network has sufficient capacity to accommodate this project within the 5 -year planning period, and staff recommends that this project be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP). A Traffic Impact Statement (TIS) was included that detailed revised project distribution, and demonstrated justification for creating a new East -Bound Left Turn movement to serve a portion of the project that has recently been modified. This TIS addresses this project's existing traffic impacts and examines anticipated changes to the distribution characteristics of the DRI. Nothing in the analysis indicates that this change would impact the project's consistency with GMT Transportation Element Policy 5.1. Additionally, revision of the project distribution may serve to delay the need for future signalization of the Camp Keais /Oil Well Road intersection. Environmental Review: Environmental Services staff has reviewed the petition to address environmental concerns. The proposed amendment, to add an access point on Oil Well Road, does not raise any environmental issues. This petition did not require an Environmental Advisory Council Board (EAC) hearing because the proposed amendment does not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of the Collier County Codes of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for this petition revised on September 14, 2012. The following criteria are to be considered by the CCPC: Criteria for SRA Amendment 1. Consider: Compatibility with adjacent land uses. 2. Consider: An SRA must contain sufficient suitable land to accommodate the planned development. 3. Consider: Residential, commercial, manufacturing /light industrial, group housing, and transient housing, institutional, civic and community service uses within an SRA shall not be sited on lands that receive a natural Resource Index value of greater than 1.2. 4. Consider: Conditional use essential services and governmental essential services, with the exception of those necessary to serve permitted uses and for public safety, shall not be sited on land that receives a Natural Resource Index value of greater than 1.2, regardless of the size of the land or parcel. Town of Ave Maria SRA, SRAA- PL20120000705 Page 4 of 6 October 4, 2012 CCPC Revised: 9/19/12 5. Consider: Lands or parcels that are greater than one acre and have an Index Value greater than 1.2 shall be retained as open space and maintained in a predominantly natural vegetated state. 6. Consider: Open space shall also comprise a minimum of thirty -five percent of the gross acreage of an individual SRA Town, Village, or those CRDs exceeding 100 acres. Gross acreage includes only that area of development within the SRA that requires the consumption of Stewardship Credits. 7. Consider: As an incentive to encourage open space, open space on lands within an SRA located outside of the ACSC that exceeds the required thirty-five percent retained open space shall not be required to consume Stewardship Credits. 8. Consider: An SRA may be contiguous to an FSA or HSA, but shall not encroach into such areas, and shall buffer such areas as described in LDC Section 4.08.07 J.6. An SRA may be contiguous to, or encompass a WRA. 9. Consider: The SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. 10. Consider: Conformity of the proposed SRA with the goals, objectives, and policies of the GMP. 11. Consider: Suitability criteria described in Items 2 through 9 above [LDC Section 4.08.07 A.1.] and other standards of LDC Section 4.08.07. 12. Consider: SRA master plan compliance with all applicable policies of the RLSA District Regulations, and demonstration that incompatible land uses are directed away from FSAs, HSAs, WRAs, and Conservation Lands. 13. Consider: Assurance that applicant has acquired or will acquire sufficient Stewardship Credits to implement SRA uses. 14. Consider: Impacts, including environmental and public infrastructure impacts. STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition SRAA- PL20120000705 to the Board of County Commissioners (BCC) with a recommendation of approval as described by the accompanying resolution. Town of Ave Maria SRA, SRAA- PL20120000705 Page 5 of 6 October 4, 2012 CCPC Revised: 9/19/12 PREPARED BY: 16'4.�- Qda� �ls /io2. KA SELEM, AICP, PRINCIPAL PLANNER DATE DEPARTMENT OF PLANNING AND ZONING REVIEWED BY: / �� (�L' Z3-�&� 9- IL RAYM (*D V. BELLOWS, ZONING MANAGER DATE DEPARTMENT OF PLANNING AND ZONING MIKE BOSI, AICP, INTERIM DIRECTOR DATE DEPARTMENT OF PLANNING AND ZONING APPROVED BY: q,11, ) Z ICK CASALANGUI INISTRATOR DATE GROWTH MANAGE NT DIVISION Tentatively scheduled for the December 11, 2012 Board of County Commissioners Meeting Town of Ave Maria SRA, SRAA- PL20120000705 Page 6 of 6 October 4, 2012 CCPC Revised: 9/17/12 0 RESOLUTION NO. 12 - A RESOLUTION AMENDING RESOLUTION NUMBERS 2004 -89 AND 2005 -234A FOR THE TOWN OF AVE MARIA STEWARDSHIP RECEIVING AREA TO REVISE THE SRA MASTER PLAN TO ADD AN ACCESS POINT ON OIL WELL ROAD. THE PROPERTY IS LOCATED NORTH OF OIL WELL ROAD AND WEST OF CAMP KEAIS ROAD IN SECTIONS 31 THROUGH 33, TOWNSHIP 47 SOUTH, RANGE 29 EAST AND SECTIONS 4 THROUGH 9 AND 16 THROUGH 18, TOWNSHIP 48 SOUTH, RANGE 29 EAST IN COLLIER COUNTY, FLORIDA. (PETITION SRAA- PL20120000705) WHEREAS, the Board of County Commissioners approved the Town of Ave Maria Stewardship Sending Area (SRA) by Resolution No. 2004 -89 on March 23, 2004 and Resolution No. 2005 -234A on June 14, 2005; and WHEREAS, as part of the approval of the SRA, the Board approved the Ave Maria Town Plan and Master Plan; and WHEREAS_, the Board amended the SRA Master Plan on July 26, 2011 by Resolution No. 2011 -131; and WHEREAS, RES Collier Holdings LLC has applied for an amendment to the Ave Maria Master Plan in accordance with Section 4.08.07.F.4. of the LDC and Appendix D of the Ave Maria Town Plan; and WHEREAS, the Collier County Planning Commission has reviewed and considered the proposed amendment and held a public hearing on NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Master Plan is hereby amended and replaced with the Master Plan attached hereto as Exhibit "A" to this Resolution. 2. Except as set forth herein, the Ave Maria Town Plan shall remain in full force and effect. BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this IC' . Ave Maria Town Center / SRAA- PL20120000705 Revised 5/22/12 1 of 2 This Resolution adopted this and favorable vote. ATTEST: DWIGHT E. BROCK, CLERK , Deputy Clerk Approved as to form and legal sufficiency: DRAFT Heidi Ashton -Cicko Managing Assistant County Attorney Attaclunent: Exhibit A - SRA Master Plan CP\ 12 -CPS -01 166 \8 day of , 2012, after motion, second, BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: Ave Maria Town Center / SRAA- PL20120000705 Revised 5/22/12 2 of 2 FRED W. COYLE, Chairman �. r --- -- - - -- 300' FSA Buffer University Distdct 956 Acres cwn Core 24 Acres 'awn Centers 265 Aces Neighborhood General 3495 Acres Sen ces Distria 39 Acres Community Parks 74 Acres Other 174 Acres Total 5027 Acres