Agenda 07/08/2014 Item #17C7/8/2014 17.C.
EXECUTIVE SUMMARY
Recommendation to approve a Resolution of the Board of Zoning Appeals of Collier County,
Florida providing for the establishment of a Conditional Use to allow Air - Conditioned Indoor Self
Storage (SIC Code 4225) within a General Commercial (C -4) Zoning District pursuant to Section
2.03.03.D.1.c.21 of the Collier County Land Development Code for property located on the east side
of Collier Boulevard (C.R. 951) north of Rattlesnake- Hammock Road (C.R. 864) in Section 14,
Township 50 South, Range 26 East, Collier County, Florida (CU- PL20130002241) - companion to
[RZ- PL20130001652] and companion to [PL20130002249 /CPSS- 2013 -2], Collier Boulevard
Commercial Properties).
OBJECTIVE: To have the Board of County Commissioners (Board), acting in its capacity as
Board of Zoning Appeals, review staff's findings and recommendations along with the
recommendations of the Collier County Planning Commission (CCPC) regarding the above
referenced petition and render a decision regarding the petition; and to ensure the project is in
harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The petitioner desires to have air - conditioned indoor self storage on the
subject site. The purpose of this petition is to obtain approval of Conditional Use Number 21 to
allow Air - Conditioned Indoor Self Storage (SIC Code 4225) within a General Commercial (C -4)
Zoning District.
The subject site is composed of three undeveloped commercial properties. The two
southernmost parcels are currently zoned C -5 and the northernmost parcel is currently zoned C-
3. According to information submitted by the petitioner, the present mix of zoning designations
and various differing restrictions and conditions does not lend itself to a well designed, unified
plan.
The petitioner is also seeking two other companion land use petitions at this time. One is to
rezone all three of the parcels from C -3 and C -5 to C -4 and to repeal Ordinance numbers 99 -84,
02 -26 and 04 -23 along with their conditions. The other is a Small Scale Growth Management
Plan Amendment (in the form of a Future Land Use Map Change) to incorporate the
northernmost parcel into the Activity 4 7 boundary. (The two southernmost parcels are already
included within the Activity # 7 boundary.)
The subject 18.95± acre site is located on the east side of Collier Boulevard (CR 951), north of
Rattlesnake Hammock Road Extension. The subject site is currently undeveloped. To the north
is undeveloped property with a Rural Agriculture zoning designation; to the east is undeveloped
property and a FPL substation with a Rural Agriculture zoning designation; to the south is
undeveloped property with a zoning designation of Good Turn Center MPUD; and to the west is
Collier Boulevard and then commercial development and golf course development with a zoning
designation of Naples Lakes Country Club PUD.
At this time, the site plan is conceptual and the final building configuration is unknown. The
Conceptual Site Plan depicts the subject 18.95± site. The Conceptual Site Plan also provides for
Packet Page -2570-
7/8/2014 17.C.
a 20 -foot wide Type D landscape buffer along Collier Boulevard (CR 951), and 10 to 15 -foot
wide Type B landscape buffers along the remaining north, east and south property lines. The
required preserve area and open space will be provided at the time of the next development
order.
To date, no letters of objection or support have been received.
FISCAL IMPACT: The Conditional Use by and of itself will have no fiscal impact on Collier
County. There is no guarantee that the project, at build out, will maximize its authorized level of
development. However, if the Conditional Use is approved, a portion of the land could be
developed and the new development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of building permits to help offset the
impacts of each new development on public facilities. These impact fees are used to fund
projects identified in the Capital Improvement Element of the Growth Management Plan as
needed to maintain adopted Level of Service (LOS) for public facilities. Additionally, in order
to meet the requirements of concurrency management, the developer of every local development
order approved by Collier County is required to pay a portion of the estimated Transportation
Impact Fees associated with the project in accordance with Chapter 74 of the Collier County
Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include
building permit review fees. Finally, additional revenue is generated by application of ad
valorem tax rates, and that revenue is directly related to the value of the improvements. Please
note that impact fees and taxes collected were not included in the criteria used by staff and the
Planning Commission to analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Future Land Use Element (FLUE):
Comprehensive Planning staff finds the proposed conditional use consistent with the Future Land
Use Element. A more detailed description of the GMP consistency is contained in the Staff
Report.
COLLIER COUNTY PLANNING COMMISSION WCPCI RECOMMENDATION:
The CCPC hear petition CU- PL20130002241, Collier Boulevard Commercial Properties on June
5, 2014, and by a vote of 7 to 0 recommended that the item be brought back on consent agenda at
the next CCPC meeting in order to incorporate changes introduced by petitioner and approved by
the CCPC during the June 5th meeting. The CCPC approved the consent agenda item at the June
19, 2014 CCPC meeting, and recommended to forward this petition to the Board of County
Commissioners acting in its capacity as Board of Zoning Appeals with a recommendation of
approval subject to the following conditions which have been incorporated into the Resolution:
1. Indoor Air - conditioned self - storage buildings may be only permitted within 100 feet of the
Zn
property line adjacent to Collier Boulevard if the building(s) is not visible from Collier
Boulevard. A self - storage office and management facility is not subject to this distance
limitation.
Packet Page -2571-
7/8/2014 17.C.
2. Access to Indoor Air- conditioned self storage buildings, including any roll up doors, shall
only be allowed on the east side of the building, or on any other side of the building where
such access is not visible from Collier Boulevard. Outdoor storage is prohibited.
3. Indoor Air - conditioned self storage buildings will be limited to a maximum zoned height of
50 feet.
LEGAL CONSIDERATIONS: Before you is a recommendation by the Planning Commission
for approval of a conditional use to allow air - conditioned indoor self storage within a C -4 zoning
district. A conditional use is a use that is permitted in a particular zoning district subject to
certain restrictions. All testimony given must be under oath. The attached report and
recommendations of the Planning Commission are advisory only and are not binding on you.
The Petitioner has the burden of demonstrating that the necessary requirements have been met,
and you may question the Petitioner, or staff, in order to determine that the necessary criteria has
been satisfied. In addition to meeting the necessary criteria, you may place such conditions and
safeguards as you deem appropriate to allow the use, provided that there is competent,
substantial evidence that these additional conditions and safeguards are necessary to promote the
public health, safety, welfare, morals, order, comfort, convenience, appearance, or the general
welfare of the neighborhood. As a further condition of approval of the conditional use, you may
require that suitable areas for streets, public rights -of -way, schools, parks, and other public
facilities be set aside, improved, and /or dedicated for public use, subject to appropriate impact
fee credits. Approval or denial of the Petition is by Resolution. This item has been approved as to
form and legality, and requires four affirmative votes for Board approval. (SAS)
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further
recommends that the Board of County Commissioners, acting in its capacity as the Board of
Zoning Appeals, approve Petition CU- PL201300002241, Collier Boulevard Commercial
Properties, and authorize the Chairman to sign the attached Resolution, subject to the approval of
the companion Rezone and Growth Management Plan Amendment items: RZ- PL20130001652
and PL20130002249 /CPSS- 2013 -2.
Prepared by: Nancy Gundlach, AICP, RLA
Planning & Zoning
Attachments: 1) Staff Report
2) Proposed Resolution
3) Location Map
4) Master Plan
5) Application- go to:
htta: / /www.collieroov. net/ ftD /AciendaJulvO6l4 /GrowthMamt /CU Application for Collier Blvd Co
mm Prop _5- 5- 14.pdf
Packet Page -2572-
7/8/2014 17.C.
COLLIER COUNTY
Board of County Commissioners
Item Number: 17.17.C.
Item Summary: Recommendation to approve a Resolution of the Board of Zoning Appeals
of Collier County, Florida providing for the establishment of a Conditional Use to allow Air -
Conditioned Indoor Self Storage (SIC Code 4225) within a General Commercial (C -4) Zoning
District pursuant to Section 2.03.03.D.1.c.21 of the Collier County Land Development Code for
property located on the east side of Collier Boulevard (C.R. 951) north of Rattlesnake- Hammock
Road (C.R. 864) in Section 14, Township 50 South, Range 26 East, Collier County, Florida (CU-
PL20130002241) - companion to [RZ- PL20130001652] and companion to
[PL20130002249/CPSS- 2013 -2], Collier Boulevard Commercial Properties).
Meeting Date: 7/8/2014
Prepared By
Name: GundlachNancy
Title: Planner, Principal, Comprehensive Planning
6/11/2014 11:04:35 AM
Submitted by
Title: Planner, Principal, Comprehensive Planning
Name: GundlachNancy
6/11/2014 11:04:36 AM
Approved By
Name: BellowsRay
Title: Manager - Planning, Comprehensive Planning
Date: 6/11/2014 1:43:41 PM
Name: PuigJudy
Title: Operations Analyst, Community Development & Environmental Services
Date: 6/11/2014 5:09:14 PM
Name: BosiMichael
Title: Director - Planning and Zoning, Comprehensive Planning
Packet Page -2573-
7/8/2014 17.C.
Date: 6/12/2014 8:43:53 AM
Name: MarcellaJeanne
Title: Executive Secretary, Transportation Planning
Date: 6/13/2014 4:05:35 PM
Name: StoneScott
Title: Assistant County Attorney, CAO Land Use/Transportation
Date: 6/25/2014 11:01:14 AM
Name: FinnEd
Title: Management/Budget Analyst, Senior, Transportation Engineering & Construction Management
Date: 6/25/2014 11:59:00 AM
Name: KlatzkowJeff
Title: County Attorney,
Date: 6/26/2014 4:56:47 PM
Name: IsacksonMark
Title: Director -Corp Financial and Mngmt Svs, Office of Management & Budget
Date: 6/27/2014 11:03:35 AM
Name: OchsLeo
Title: County Manager, County Managers Office
Date: 7/1/2014 10:45:43 AM
Packet Page -2574-
7/8/2014 17.C.
AGENDA ITEM 9 -C
Coiliev County
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: PLANNING & ZONING DEPARTMENT, GROWTH MANAGEMENT
DIVISION
HEARING DATE: APRIL 17, 2014
SUBJECT: CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
(COMPANION TO RZ- PL20130001652 AND GMPA- PL20130002249/ CPSS-
2013-2)
Applicant /Owner:
Mr. Peter Sulick
Amerisite LLC
3295 Fort Charles Drive
Naples, FL 34102
REOUESTED ACTION:
Agent:
Mr. Robert J. Mulhere, FAICP
Hole Montes, Inc.
950 Encore Way
Naples, FL 34110
To have the Collier County Planning Commission (CCPC) consider an application for the
establishment of a Conditional Use to allow motor freight transportation and warehousing (4225, air
conditioned and mini -and self storage warehousing only) within a General Commercial (C -4) Zoning
District pursuant to Section 2.03.03.D.1.c.21 of the Collier County Land Development Code (LDC).
GEOGRAPHIC LOCATION:
The subject 18.95± acre parcel is located on the east side of Collier Boulevard (CR 951),
approximately 1,005 feet north of Rattlesnake Hammock Road Extension, lying north of the Good
Turn Center Mixed Use PUD (Planned Unit Development), having an approximate address range of
8560 to 8620 Collier Boulevard, in Section 14, Township 50 South, Range 26 East, Collier County,
Florida. (See the location map on the following page.)
CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
April 4, 2014
Page 1 of 9
Packet Page -2575-
7/8/2014 17.C.
m inn / i
MNW
S'
K
�e
U
f
gg
00
@
aO
�
i
11
�
f
¢
'
t
sag
-j
01
g "yg
ip
I�
}tl ~�
g
i" @ 2
"
I�_
q
Y
���
pp gg
tk
oavn3�noe a3r'roo
1
n 8 1MpL� llq
i6
e -
@ (>
5
H f i�
� a
��� '
�,
q
gz 3
aavnMnoe
vareave virus
a` �
el
i c
Packet Page -L5/b-
i
r
i
N
N
M
O
N
7/8/2014 W.C.
it
a
0
o
f1:JNfNOZ ,
�z)
a d z a o
pv'�i po
- T--- - -�4-
Uw2
1
------- ---- --_--_
- - - - - -
- - --
=_ I - I -_ -- - - - - - - - -' --- - --- -
-_ - --_ - -_ -- - _- -�r _ - -r
-
'W
O
✓1
F,
c=7
4—
'
° pa�¢ W�
C ca
1
ina
,ic
I I
I 1
e
pWmm 'U�
u, >
rQWr'a
II
II
No
�
ii
02 r2¢ Or
z zaF�o za
I\ I I
LL
I I
! I
I
r
11
I I
I .
'.i
,y I
ICI
Z
J
11
i
11
1
III
�
II I
m a m
a
Io I
o
_
i I
I
g 0 8
0 0 19
G p
N
>_
CU
¢ O O u
O
�
I I I
6 1 I
I
V
a °moon
NL�Q
z
�f
III
1911
;I
w
aW
W p W W
ai
O
IzI �
inn°
I�,LL
I
O
N
DWI 1
I
I �
IWI � LL
I
w�
~ I
�
I t
I
m
N
l p
a
I
u
N W
z o z
N
a
N
X31 I J
I m
S
I I °
Z
z
g
Z tn
g° LL °Ox
0 0
0 19
I I
I I o
I
U l i
2 c
_
oz3
p LL: �
I I
`\ I 1/
zo
Y
—_
2V�
___________________
I I
�J
_____________ ___ _________
_ _ __
lass a:)) oevneinos
aamo:)
and - qnl:) /jjuno:) sa�q saIdeN :BUIUOZ
Packet Page -2577-
g
m
a
J
Q
U Z
� Q
W J
o�
UN
LIj� Q
?�
j
J
DU
R] Z
O
U
W
J U
J
O
U
g� d
a 2 a
n
rY
Z
Oa
S'd
7/8/2014 17.C.
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner desires to have air - conditioned indoor self storage on the subject site. The purpose of
this petition is to obtain approval of Conditional Use Number 21 to allow motor freight
transportation and warehousing (SIC Code 4225, air conditioned and mini -and self storage
warehousing only) within a General Commercial (C -4) Zoning District.
The subject site is composed of three undeveloped commercial properties. The two southernmost
parcels are currently zoned C -5 and the northernmost parcel is currently zoned C -3. The C -5 zoned
parcels are limited to C -4 uses, except that self storage is a permitted use. There are unique
conditions attached to the C -5 zoned parcels, see attached Ordinance 99 -84 and Ordinance 02 -26.
The northernmost C -3 parcel does not allow for a self storage use, see attached Ordinance 04 -23.
According to information submitted by the petitioner, the present mix of zoning designations and
various differing restrictions and conditions does not lend itself to a well designed, unified plan.
The petitioner is also seeking two other companion land use petitions at this time. One is to rezone
all three of the parcels from C -3 and C -5 to C -4. The other is a Small Scale Growth Management
Plan Amendment (in the form of a Future Land Use Map Change) to incorporate the northernmost
parcel into the Activity # 7 boundary. (The two southernmost parcels are already included within
the Activity # 7 boundary.)
As previously stated, the subject 18.95± acre site is located on the east side of Collier Boulevard (CR
951), north of Rattlesnake Hammock Road Extension. The subject site is currently undeveloped. To
the north is undeveloped property with a Rural Agriculture zoning designation; to the east is
undeveloped property and a FPL substation with a Rural Agriculture zoning designation; to the south
is undeveloped property with a zoning designation of Good Turn Center MPUD; and to the west is
Collier Boulevard and then commercial development and golf course development with a zoning
designation of Naples Lakes Country Club PUD.
At this time, the site plan is conceptual and the final building configuration is unknown. The
Conceptual Site Plan depicts the subject 18.95 site. The Conceptual Site Plan also provides for a
20 -foot wide Type D landscape buffer along Collier Boulevard (CR 951), and 15 -foot wide Type B
landscape buffers along the remaining north, east and south property lines. The required preserve
area and open space will be provided at the time of the next development order.
Upon approval of the companion Rezone petition, the applicant will be subject to the following LDC
C -4 Site Data as shown in the following chart:
CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
April 4, 2014
Page 4 of S
Packet Page -2578-
Required:
Min. Lot Area
10,000 s.f.
Min. Lot Width
100'
Max. Zoned Bldg. Height
75'
CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
April 4, 2014
Page 4 of S
Packet Page -2578-
7/8/2014 17.C.
To date, no letters of objection or support have been received.
SURROUNDING LAND USE & ZONING:
SUBJECT PARCEL: The site is currently undeveloped with a proposed zoning designation of C -4
(General Commercial) zoning district.
SURROUNDING:
North: Undeveloped land in the A (Rural Agriculture) zoning district
East: Undeveloped land and a FPL Substation in the A (Rural Agriculture) zoning district
South: Undeveloped land in the Good Turn Center MPUD zoning district
West: 100 -foot wide Henderson Creek Canal right -of -way, then Collier Boulevard (CR 95 1) and
then commercial and golf course land uses in the Naples Lakes Country Club PUD zoning
district
CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
April 4, 2014
Page 5 of 9
Packet Page -2579-
Required:
Min. Ground Floor Area
700 s.f.
Min. Front Yard Setback
50% of bldg. height, but not less than 25'
Min. Side Yard Setback
0% of bldg. height, but not less than 15'
Min. Rear Yard Setback
5 0% of bldg. height, but not less than 15'
Open Space
0% of gross area
To date, no letters of objection or support have been received.
SURROUNDING LAND USE & ZONING:
SUBJECT PARCEL: The site is currently undeveloped with a proposed zoning designation of C -4
(General Commercial) zoning district.
SURROUNDING:
North: Undeveloped land in the A (Rural Agriculture) zoning district
East: Undeveloped land and a FPL Substation in the A (Rural Agriculture) zoning district
South: Undeveloped land in the Good Turn Center MPUD zoning district
West: 100 -foot wide Henderson Creek Canal right -of -way, then Collier Boulevard (CR 95 1) and
then commercial and golf course land uses in the Naples Lakes Country Club PUD zoning
district
CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
April 4, 2014
Page 5 of 9
Packet Page -2579-
7/8/2014 17.C.
Aerial
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The C -3 parcel is currently designated Urban (Urban Mixed
Use District, Urban Residential Fringe Subdistrict) as identified on the Future Land Use Map of the
Growth Management Plan. The companion GMP amendment would re- designate the C -3 parcel
Urban (Urban Commercial District, Mixed Use Activity Center (MUAC) Subdistrict), which
generally allows commercial zoning (C -1 through C -5). The companion rezone petition would
rezone the site to the C -4 zoning district, which provides for this requested Conditional Use.
Future Land Use Element (FLUE) Policy 5.4 requires new developments to be compatible with the
surrounding land area. Comprehensive Planning leaves this determination to the Zoning Services
staff as part of their review of the petition in its entirety.
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
CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
April 4, 2014
Paae 6 of 9
Packet Page -2580-
7/8/2014 17.C.
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.
Conservation & Coastal Management Element (CCME): Environmental review staff will review
this project for consistency with the Conservation & Coastal Management Element (CCME) at the
next development order. This petition does not include a review of the Environmental Data as it is
not required at this time.
Based on the above analysis, Comprehensive Planning staff finds the proposed Conditional Use
Number 21 of the C -4 Zoning district consistent with the Future Land Use Element (FLUE) of the
Growth Management Plan (GMP), contingent upon the companion GMT amendment adoption and
rezone petition approval.
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:
1. Section 2.03.03 D.I.c. of the LDC permits Conditional Uses in the Commercial
Intermediate (C -4) zoning district.
The requested use for a Conditional Use in the General Commercial (C -4) Zoning District, as
provided in Section 2.03.03 D.l.c. of the Collier County Land Development Code (LDC), to permit
motor freight transportation and warehousing (4225, air conditioned and mini -and self storage
warehousing only) 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 proposed amendment to 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 will be provided from Collier Boulevard (CR
951). According to information provided by the applicant, there is also potential for future
interconnection to the south to Rattlesnake Hammock Extension. This interconnection would occur
CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
April 4, 2014
Pape 7 of 9
Packet Page -2581-
7/8/2014 17.C.
through the Good Turn Center MPUD and the Hammock Park Commerce Center CPUD as they
develop.
4. The effect the Conditional Use would have on neighboring properties in relation to noise,
glare, economic or odor effects.
The subject site is currently zoned commercial: Commercial Intermediate (C -3) and Heavy
Commercial (C -5). It is surrounded to the north by undeveloped Agricultural land and to the east by
undeveloped Agricultural land and an FPL Substation. To the south is the undeveloped Good Turn
Center MPUD. To the west is Collier Boulevard (CR 95 1) and then the commercial properties and
golf course within Naples Lakes Country Club PUD. If approved, the proposed use should have
minimal impact on neighboring properties in relation to glare, economic or odor effects. There are
no odors associated with self storage buildings. There will be little impact associated with noise.
5. Compatibility with adjacent properties and other property in the district.
If the proposed Conditions of Approval are adopted, the proposed motor freight transportation and
warehousing (4225, air conditioned and mini -and self storage warehousing only) land use can be
found compatible with adjacent properties and other properties in the immediate area. As previously
stated, the subject property is located north of a commercial property on a minor arterial road.
Based on the above findings, this conditional use is recommended for approval.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant duly noticed and held the required meeting on March 18, 2014, at approximately 5:30
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. For further information,
please see the Neighborhood Information Meeting (NIM) Summary (Attachment E).
The meeting ended at approximately 6:00 p.m.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney Office has reviewed the staff report for CU- PL20130002241 revised on March
28, 2014.
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC) forward Petition CU-
PL20130002241 to the Board of Zoning Appeals (BZA) with a recommendation of approval, con-
tingent upon approval of the companion rezone petition, and approval and adoption of the
companion Small Scale Growth Management Plan Amendment.
CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
April 4, 2014
Paqe 8 of 9
Packet Page -2582-
PREPARED BY:
VtA m&- o
NANCY GINDVA H, AICP, PRINCIPAL PLANNER
GROWTH IV N` EMENT DIVISION
REVIEWED BY:
r
/ fry
l
RAYMq$D V. BELLOWS, ZONING MANAGER
GROWTH MANAGEMENT DIVISION
MICHAEL BOSI, AICP, DIRECTOR
GROWTH MANAGEMENT DIVISION
APPROVED BY:
1
`NICK A , I UIDA,'ADMINISTRATOR
GROWTH MANAGEMENT DIVISION
Attachments:
Attachment A: Resolution
Attachment B: Ordinance 99 -84
Attachment C: Ordinance 02 -26
Attachment D: Ordinance 04 -23
Attachment E: NIM Summary
CU- PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES
March 21, 2014
Paae 9 of 9
Packet Page -2583-
7/8/2014 17.C.
DATE
`5'- 24 - -(4-
DATE
DATE
DATE
7/8/2014 17.C.
RESOLUTION NO. 14-
A RESOLUTION OF THE BOARD OF ZONING APPEALS OF
COLLIER COUNTY, FLORIDA PROVIDING FOR THE
ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW AIR -
CONDITIONED INDOOR SELF STORAGE (SIC CODE 4225)
WITHIN A GENERAL COMMERCIAL (C -4) ZONING
DISTRICT PURSUANT TO SECTION 2.03.03.D.1.c.21 OF THE
COLLIER COUNTY LAND DEVELOPMENT CODE FOR
PROPERTY LOCATED ON THE EAST SIDE OF COLLIER
BOULEVARD (C.R. 951) NORTH OF RATTLESNAKE -
HAMMOCK ROAD (C.R. 864) IN SECTION 14, TOWNSHIP 50
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [CU-
PL20130002241— COMPANION TO RZ- PL201300016521
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
of Air- Conditioned Indoor Self Storage (SIC Code 4225) within a General Commercial (C -4)
Zoning District pursuant to Section 2.03.03.D.1.c.21 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:
Petition Number CU- PL20130002241 filed by Robert J. Mulhere, FAICP of Hole
Montes, Inc., representing Amerisite, LLC, with respect to the property hereinafter described in
Exhibit "A ", be and the same is hereby approved for a Conditional Use for a Air Conditioned
Amerisite I CU- PL20130002241 I of 2
Rev. 611.9114
Packet Page -2584-
7/8/2014 17.C.
Indoor Self Storage (SIC Code 4225) within a General Commercial (C -4) Zoning District
pursuant to Subsection 2.03.03.D.I.c.21 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
Board.
This Resolution adopted after motion, second, and super- majority vote, this day of
, 2014.
ATTEST: BOARD OF ZONING APPEALS
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA
Deputy Clerk
Approved as to form and legality:
Scott A. Stone
Assistant County Attorney
TOM HENNING, Chairman
Attachments: Exhibit A - Legal Description
Exhibit B - Conceptual Site Plan
Exhibit C — Conditions of Approval
CPA 3- CPS - 01268 \47
Amerisite / CU- PL20130002241 2 of 2
Rev. 6/19/14
Packet Page -2585-
7/8/2014 17.C.
Exhibit A
LEGAL DESCRIPTION
A PORTION OF THE SOUTHWEST 1/4 OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE
26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SECTION 14, TOWNSHIP 50
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; THENCE NORTH 03'12'59"
EAST, ALONG THE WEST LINE OF SAID SECTION 14, A DISTANCE OF 1,007.29 FEET;
THENCE DEPARTING FROM THE WEST LINE OF SAID SECTION 14, SOUTH 89-55'45"
EAST, A DISTANCE OF 100.15 FEET TO THE PONT OF BEGINNLNIG OF THE PARCEL
OF LAND HEREIN DESCRIBED, THE SAME BEING A POINT ON THE EAST LINE OF
THE HENDERSON CREEK CANAL; THENCE NORTH 03'12'59" EAST, ALONG THE
EAST LINE OF SAID HENDERSON CREEK CANAL, A DISTANCE OF 667.53 FEET;
THENCE DEPARTING FROM THE EAST LINE OF SAID HENDERSON CREEK CANAL,
NORTH 89"57'02" EAST, A DISTANCE OF 1,236,59 FEET; THENCE SOUTH 03'14'19"
WEST, A DISTANCE OF 670.14 FEET; THENCE NORTH 89055'45" WEST, A DISTANCE
OF 1,236.18 FEET TO THE POINT OF BEGINNING.
CONTAINING 825,633 SQUARE FEET OR 18.954 ACRES, MORE OR LESS.
CU: PL20130002241 REV!
AMERSITE - CONDITIONAL USE
DATE: 10124/13
DUE: 11 /22!13
(Companion Item to 131-2-013000016S2 Re one)
Packet Page -2586-
Z
Nx
- a o
ia•C
o
p
°
t
�Z'ti
Y
i
per' a
QI
mlaz
O
o a
Z
a v
3 a
t -L_-
z a N
S
p Y m ¢
p m
T—
—
� G vi
U
.. au
0
r Y Q O
�.sc7z ❑
r i S .
ps °� .°f
t
It
F1
O
t
C ❑.r, W - n
1 W
N
1
W
WH '
w
'q
,
xd3g WZOlc
7/8/2014 17. C.
b :9NINOZ
Nx
1
o z
Y
i
per' a
QI
mlaz
O
LL
Z
a v
u t O
t -L_-
z a N
S
p Y m ¢
p m
_. _.----- u_.-- ._..._. -
- - -- —�
� G vi
I
V
Nx
1
o z
Y
i
per' a
QI
mlaz
O
1
Z
a v
u t O
uI cz z
z a N
QI ¢CW o
p Y m ¢
p m
OIL i
KI D.o� Oxx
� G vi
I
.. au
r Y Q O
�.sc7z ❑
r i S .
ps °� .°f
t
It
F1
1I
z ~
� z
1
N
1
W
w
,
xd3g WZOlc
W
LL
G W
<6 s
Iwo v
z
�
m
a
a s
o ❑u�
s
i
I
x
sJ
Nx
1
o z
Y
i
per' a
QI
mlaz
O
1
Z
a v
u t O
uI cz z
z a N
QI ¢CW o
p Y m ¢
p m
OIL i
KI D.o� Oxx
� G vi
I
yD
w! a z
2 auO O- °p
•z
Nx
1
o z
Y
i
per' a
QI
mlaz
o
1
❑ a
at r x
nit
. Q ;i w
2Ivo12 py D
OIL p
I I
�'�• -O�
c0a'J 0 z
OIL i
V JO
VIf `e
IC
1
of
o
,
�
1
11
W
I I
I
a
>
1
It
F1
1I
z ~
� z
1
N
1
W
w
,
IF-I �
W
LL
Iwo v
z
�
m
a
3
w
1 o
I�
I I I
o
ry
I
i
-----------------------
� IOi ? 'i
: z Y
00: a.VO __: �-
Q
z - I., - - - - - - - - - _
W
K
I
--- --- --- '---
li 96 e:)) ouvAmno0!!3mw
and - qnlD tiluno' sajej saldeN :BuluOZ
Packet Page -2587-
C �
m 9
0
� m �
4
sae
J
Q
u
tY d
W J
IL
Mw
O
U�
O J
lY Q
Q�
>r
W d
J W
= U
Oz
m O
U
W �
�U
J
O
C}
� pp
oSpm�I!
M
o�
S
•X
W
7/8/2014 17.C.
EXHIBIT "C
Conditions of Approval
1. Indoor Air - conditioned self- storage buildings may be only permitted within 100 feet of the
property line adjacent to Collier Boulevard if the building(s) is not visible from Collier Boulevard.
A self- storage office and management facility is not subject to this distance limitation.
2. Access to Indoor Air - conditioned self storage buildings, including any roll up doors, shall only be
allowed on the east side of the building, or on any other side of the building where such access
is not visible from Collier Boulevard. Outdoor storage is prohibited.
3. Indoor Air - conditioned self storage buildings will be limited to a maximum zoned height of 50
feet.
Revised 6/19/14
Packet Page -2588-
i
C
a
e
m
1
a
ivNq
ws 'e•o) awn3inoe aamoa
a
z
w0
E Q
W U
O
J
a
i
- 7/8/:
3WD5 01 ION / 7
now Aff-
h
S
w
p
F Z
cc U
a OJ
N
ehI^
��
"
e
Oa A3 no a3iToo
1
§�m�
_
g
�
�
Y
J
�
P
19 N
VV1Id
sN
WNDI�LLVIM� N
v 8ve
8
Ltie � �E
589 -
s
Packet P
a
�
?014 17.C.
cQ
G
z
z
O
N
I..L
CQ
G
Z
LO
1�
Q
U
O
N
N
N
M
O
N
J
a
D
U
z
O
H
w
a
vacKet rage -tsyu-
7/8/2014
17.6.
a o
ti ❑ �y ` A
t` A
1
"
m m
d :9NINOZ
Y
8
m
141'049
5
3c�m o u
I
oo < d
- -- - — -= - - - -fig
— - -_ -' — = — -- r --
--
�pAx
fl
e
nhLL i wi YOf
cw o
WF-
6
1
Q
J w N U w w ❑
LL I I '1I
_— — — — — — — — — — — — — — — — —
of Q
1I{—
•
1
WJ
x Z G x a O a p5
—i i— — — — — —
W
� a
it I
Rf
I
U�oarL a ❑ Opn=� ❑�
II
' I
�
Q=
z
J d
w m
I
pv
m ° C ,z-„ '� ❑ogg W ¢
Iw m'r
mZ
O
i zN❑ i W Wo �O� c`
W6-
¢� l
G U
W
_
J
J U
wW�d
W a p° N o o Wo❑¢�
g
U
f
°z ijaV, ro is
IW m I
O I II
i �'rr
N
m2
e —�
in 1
I a a
o
a
�Z
p N
I
u❑ N N
0
z I 61
�
L
~
m Q 1- Z w
1
W
( I
H
O
ONO OJ ¢ Z
Z Z
I I �I 1
W
E
L
o
sm ? ? Z
i 1
vI
3
'
W
O
tea_ , . z i N
o
Q I
h
=
<
z
C7
m m
`op
s o o ��
° I I
�
-
w x❑ o ��
� Woo z s� o
I¢ I�
II II u'
z
-
,moo 5 W
a °aid z o W o
a I
Z� r.aW
N
1
LL � I
IWI
.i
I I I
yy
cc
IF-I [L W j 11 r
'III W LL m 1
_❑ .. z
❑_�
� ¢ I I m W
I d I
I
I
i i
r
� I I
¢
� I
zo
I�
¢ ✓vi 1
S o z 1
in
.�Opr
2 h S m
m
I 2 d
.❑❑i
p O
Z Z w
m❑>
ti m m
�Fao
j
x
po p
� �op
ti
o
Z v❑i
I � N
O O
Z
c �06o c a a z_ z_--
cy
V l u p- c U i f w
_ I_ _ __ _ _ _ _ _ J
— — — =_ —I
--' —_
—��-
I
aoz3
_
LL ------- L-___ ___ _
________________ ____-\\II
_ _ _ _ _ _ _ _�IDW _
i=��
a
r I i III
r
----------
- - -i -U - -- ---- _- _ —_ - - -_ _ _ __
I
(156 n) o8vA3i 2oa 21311107
i
s
and - gnlD Aj unoD salel saldeN :OuluoZ
vacKet rage -tsyu-
7/8/2014 17.C.
20A x Wednesday, June 18,2014 *NAPLES DAILY NEWS
PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES AND A RESOLUTION
Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on Tuesday, July 08,
2014, in the Board of County Commissioners Chamber; Third Floor, Collier County Government Center, 3299 Tamiami Trail East,
Naples, Florida. The meeting will commence at 9:00 A.M.
The purpose of the hearing Is to consider recommendations to the Board of County Commissioners to 0ansmit adoption of
a Small Scale Growth Management plan amendment to the Department of Economic Opportunity (DEO), and to consider
recommendations for companion Rezone and Conditional Use Land Use Petitions. The ORDINANCE & RESOLUTION Was are
as follows:
ORDINANCE NO. 14-
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE
NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP
AND MAP SERIES, BY RECONFIGURING THE BOUNDARY AND INCREASING THE SIZE OF THE NORTHEAST QUADRANT
OF MIXED USE ACTIVITY CENTER NO.7 BY 9.24 ACRES (RATTLESNAKE HAMMOCK ROAD AND COWER BOULEVARD).::
THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF COWER BOULEVARD (C.R. 951), APPROXIMATELY 1,005
FEET NORTH OF RATTLESNAKE HAMMOCK ROAD EXTENSION, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 28 EAST,`
CONSISTING OF 9.24'ACRES; AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO
THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN'.
EFFECTIVE DATE .[PL20130002249/CPSS- 2D13 -21
AND
ORDINANCE NO. 14-
AN ORDINANCE OFTHE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE_,
NUMBER 2004.41, AS AMENDED, THE COWER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE:
COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY,
AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLAssiFICATION OF THE'
HEREIN DESCRIBED REAL PROPERTY FROM COMMERCIAL INTERMEDIATE (C -3) AND HEAVY COMMERCIAL (C -51,'
ZONING DISTRICTS TO A GENERAL COMMERCIAL (GA) ZONING DISTRICT, FOR PROPERTY LOCATED ON THE.EAST SIDE',
OF COLLIER BOULEVARD (C.R. 951) NORTH OF RATTLESNAKE- HAMMOCK ROAD (C.R. 864) IN SECTION 14, TOWNSHIP`
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 18.95+/- ACRES; PROVIDING FOR REPEAL'
OF ORDINANCES 99-84,00-75,02-26,03-31 AND 0423; AND BY PROVIDING AN EFFECTIVE DATE. [RZ- PL2013WM652] pi
AND
RESOLUTION NO. 14-- r
A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA PROVIDING FOR THEY,
ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW AIR - CONDITIONED INDOOR SELF STORAGE (SIC CODE 4226y,
WITHIN A GENERAL COMMERCIAL (C-4) ZONING DISTRICT PURSUANT TO SECTION 2.03.03.D.1.C.21 OF THE COWER"
COUNTY LAND DEVELOPMENT CODE FOR PROPERTY LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951y:
NORTH OF RATTLESNAKE- HAMMOCK ROAD (C,R. 884) IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER;,
COUNTY, FLORIDA. ICU- PL20130oo22411
LASP CONSERVATION AREA
HACIENDA
LAKES
(DRI
g m
FIRST
13
ASSEMBLY
NAPLES LAKES U O: MINISTRIES 14
COUNIRY CLUB W
PROJECT,
J
15 L)
UIRYS MAY
ADRE
LOCATION
(CAL 864)
RATTLESNAKE
HAMMOCK ROAD
,kwaLEN
CENTRE
SIERRA
MEADOWS
arurR
HACIENDA LAKES
COLLEGEWOOD�
rnnER
'(DRI)
COLLEGE EDISDN
PARK VILLAGE
22
23
24
ROCKEUGE
LE'LY, A RESORT COMMUNITY
(DRI)
HACIENDA LAKES
SABAL PALM, ROAD
(DRI)
Ali interested parties are invited to appear and be heard. Copies of the proposed Ordinances and Resolution will be made
available for inspection at the Planning & Zoning Department, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples,
FL., 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 Clerk's Office, Fourth Floor, Suite 401, Collier County Government Center, East Naples, one,
week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Planning & Zoning
Department, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Tuesday,.July
08, 2014, will be read and considered at the public hearing.
If a person decides to appeal any decision made by the Collier County Board of County Commissioners wkh 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 testimony 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 participate in this proceeding, you are entitled,
at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Department_
located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112 - 5356, (239) 252 -8380, at least two days prior to the meeting.;,
Assisted Bstening devices for the hearing impaired are,available in the Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK
COLLIER COUNTY, FLORIDA By: Martha Vergara, Deputy Clerk
TOM HENNING, CHAIRMAN (SEAL)
" Packet Page -2591 -