Agenda 10/28/2014 Item #17B10/28/2014 17.B.
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to approve an
Ordinance amending Ordinance Number 2004 -41, as amended, the Collier 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 a Commercial
Professional and General Office zoning district within the Gateway Triangle Mixed Use Overlay -
Mixed Use subdistrict (C- 1- GTMUD -MXD) and a Residential Multi- Family -6 zoning district within
the Gateway Triangle Mixed Use Overlay - Residential subdistrict (RMF- 6- GTMUD -R) to a
Residential Multi- Family -6 zoning district within the Gateway Triangle Mixed Use Overlay -
Residential subdistrict (RMF- 6- GTMUD -R) for the project known as Breeze of Calusa, located on
three parcels just south of Calusa Avenue and west of Airport Pulling Road in Section 11,
Township 50 South, Range 25 East, Collier County, Florida, consisting of 4.69 + /- acres subject to
conditions; and by providing an effective date [RZ- PL20130001752].
OBJECTIVE: To have the Board of County Commissioners (BCC) review staffs 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
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 requests that the BCC consider a rezoning of 4.69-L acres
of land which is bisected by a zoning line. One portion of the subject site is currently zoned
Commercial Professional and General Office zoning district within the Gateway Triangle Mixed
Use Overlay - Mixed Use subdistrict (C -1- GTMUD -MXD), and the other portion is zoned
Residential Multi- Family -6 zoning district within the Gateway Triangle Mixed Use Overlay -
Residential subdistrict (RMF- 6- GTMUD -R). The Petitioner wishes to rezone the entire site to
Residential Multi - Family -6 zoning district within the Gateway Triangle Mixed Use Overlay -
Residential subdistrict (RMF- 6- GTMUD -R).
This ordinance allows for a maximum of 24 single - family dwelling units on 4.69 acres of land,
for a density of 5.1 dwelling units per acre.
FISCAL IMPACT: This Rezone of and by 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 Rezone is approved, 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
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10/28/2014 17. B.
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 rezone 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 (CCPC) RECOMMENDATION• The
CCPC heard petition RZ- PL20130001752, Breeze of Calusa Rezone on September 18, 2014, and
by a vote of 6 to 0 (Commissioner Rosen was excused) recommended to forward this petition to
the BCC with a recommendation of approval subject to three conditions:
1- The site is limited to a maximum of 24 single - family dwelling units.
2- The project entrance on Calusa Avenue shall be gated.
3- The perimeter of the site shall be fenced or walled in areas where there are no existing
fences or walls that abut the subject property.
LEGAL CONSIDERATIONS: Petitioner is requesting a straight rezone pursuant to Section
10.02.08 of the Land Development Code. The attached staff report and recommendations of the
Planning Commission required are advisory only and are not binding on you. All testimony
given must be under oath. The Petitioner has the burden to prove that the proposed rezone is
consistent with the criteria under LDC Section 10.02.08.17 set forth below, and you may question
Petitioner, or staff, to satisfy yourself that the necessary criteria have been satisfied. Should you
consider denying the rezone, to assure that your decision is not later found to be arbitrary,
discriminatory or unreasonable, the denial must be based upon competent, substantial evidence
that the proposal does not meet one or more of the listed criteria below.
Criteria for Straight Rezones
1. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
2. Will the proposed rezone be appropriate considering the existing land use pattern?
3. Would the proposed rezone result in the possible creation of an isolated district unrelated
to adjacent and nearby districts?
4. Are the existing district boundaries illogically drawn in relation to existing conditions on
the property proposed for change?
5. Do changed or changing conditions make the passage of the proposed amendment
necessary?
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10/28/2014 17.B.
6. Will the proposed change adversely influence living conditions in the neighborhood?
7. Will the proposed change create or excessively increase traffic congestion or create types
of traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or other-wise affect public safety?
8. Will the proposed change create a drainage problem?
9. Will the proposed change seriously reduce light and air to adjacent areas?
10. Will the proposed change adversely affect property values in the adjacent area?
11. Will the proposed change be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations?
12. Will the proposed change constitute a grant of special privilege to an individual owner as
contrasted with the public welfare?
13. Are there substantial reasons why the property cannot be used in accordance with
existing zoning?
14. Is the change suggested out of scale with the needs of the neighborhood or the County?
15. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already pennitting such use.
16. Consider: The physical characteristics of the property and the degree of site alteration
which would be required to make the property usable for any of the range of potential
uses under the proposed zoning classification.
17. What is the impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County Adequate
Public Facilities Ordinance [Code ch.106, art.lI], as amended?
18. Are there other factors, standards, or criteria relating to this rezone request that the Board
of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
This item has been approved as to form and legality, and requires an affirmative vote of four for
Board approval -- SAS
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further
recommends that the Board of County Commissioners approves the request for RZ-
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PL20130001752, Breeze of Calusa Rezone subject to the CCPC conditions as previously stated
in the CCPC Recommendation section of this Executive Summary.
Prepared by: Fred Reischl, AICP
Principal Planner
Attachments: 1) Staff Report
2) Ordinance
3) Application
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.17.B.
10/28/2014 17. B.
Item Summary: This item requires that ex parte disclosure be provided by Commission
members. Should a hearing be held on this item, all participants are required to be sworn in.
Recommendation to approve an Ordinance amending Ordinance Number 2004 -41, as
amended, the Collier 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 a Commercial Professional and General Office zoning district
within the Gateway Triangle Mixed Use Overlay - Mixed Use subdistrict (C- 1- GTMUD -MXD) and
a Residential Multi - Family -6 zoning district within the Gateway Triangle Mixed Use Overlay -
Residential subdistrict (RMF -6- GTMUD -R) to a Residential Multi - Family -6 zoning district within
the Gateway Triangle Mixed Use Overlay - Residential subdistrict (RMF -6- GTMUD -R) for the
project known as Breeze of Calusa, located on three parcels just south of Calusa Avenue and
west of Airport Pulling Road in Section 11, Township 50 South, Range 25 East, Collier County,
Florida, consisting of 4.69 + /- acres subject to conditions; and by providing an effective date [RZ-
PL20130001752].
Meeting Date: 10/28/2014
Prepared By
Name: ReischlFred
Title: Planner, Principal, Operations and Regulatory Management
9/25/2014 10:04:53 AM
Approved By
Name: BosiMichael
Title: Director - Planning and Zoning, Comprehensive Planning
Date: 10/8/2014 3:56:11 PM
Name: BosiMichael
Title: Director - Planning and Zoning, Comprehensive Planning
Date: 10/8/2014 4:23:04 PM
Name: MarcellaJeanne
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10/28/2014 17.B.
Title: Executive Secretary, Transportation Planning
Date: 10/13/2014 9:00:33 AM
Name: StoneScott
Title: Assistant County Attorney, CAO Land Use/Transportation
Date: 10/15/2014 4:19:19 PM
Name: KlatzkowJeff
Title: County Attorney,
Date: 10/15/2014 4:47:12 PM
Name: UsherSusan
Title: Management/Budget Analyst, Senior, Office of Management & Budget
Date: 10/20/2014 10:03:37 AM
Name: OchsLeo
Title: County Manager, County Managers Office
Date: 10/20/2014 11:52:39 AM
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10/28/20144 17.B.
AGENDA ITEM 9 -C
Co er County
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: PLANNING & ZONING DEPARTMENT
HEARING DATE: SEPTEMBER 18, 2014
SUBJECT: RZ- PL20130001752, BREEZE OF CALUSA REZONE
PROPERTY APPLICANT /AGENT:
APPLICANT: AGENT:
Green Palm Investments, Inc. Sandra L. Botcher, P.E.
115 East Palm Midway SLB Consulting of SW Florida, LLC
Miami Beach, FL 33139 PO Box 2826
Bonita Springs, FL 34133
REOUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezoning of
4.69± acres of land which is bisected by a zoning Iine. The subject site is currently zoned Commercial
Professional and General Office zoning district within the Gateway Triangle Mixed Use Overlay -
Mixed Use subdistrict (C -1- GTMUD -MXD) and Residential Multi- Family -6 zoning district within the
Gateway Triangle Mixed Use Overlay - Residential subdistrict (RMF- 6- GTMUD -R). The Petitioner
wished to rezone the entire site to Residential Multi - Family -6 zoning district within the Gateway
Triangle Mixed Use Overlay - Residential subdistrict (RMF -6- GTMUD -R).
GEOGRAPHIC LOCATION:
The subject property is located west of Airport- Pulling Road, south of Davis Boulevard, east of
Shadowlawn Drive and north of Tamiami Trail East. It is accessed via Calusa Avenue, a local road.
PURPOSE/DESCRIPTION OF PROJECT:
The subject site is currently zoned both Residential (RMF- 6- GTMUD -R) and Commercial (C -1-
GTMUD-MXD). The Petitioner wishes to rezone the entire site to Residential (RMF -6- GTMUD -R) and
to plat the parcel into single- family lots. An application for a plat has been submitted and is currently
under review.
It should be noted that a rezone to RMF -6 would also permit multi - family dwellings.
Breeze of Calusa Rezone
September 18, 2014 CCPC
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Aerial (Bing Bird's Eye)
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE):
The subject property is located within the Urban designated area (Urban — Commercial District, Mixed
Use Activity Center Subdistrict ( #16), and Urban — Mixed Use District, Urban Residential
Subdistrict), and is within the Bayshore /Gateway Triangle Redevelopment Overlay and the Coastal
High Hazard Area — all as identified on the Countywide Future Land Use Map.
The Urban Residential Subdistrict allows residential uses at a maximum density as determined by
application of the Density Rating System, and a variety of non - residential uses, including parks,
recreation and open space uses, and essential services as defined in the Land Development Code
Breeze of Calusa Rezone
September 18, 2014 CCPC
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(LDC). The Mixed Use Activity Center Subdistrict allows residential uses at a maximum density (at
this location) of 16 dwelling units /acre, mixed use developments, the full array of commercial uses,
essential services, and other non - residential uses. The Bayshore /Gateway Triangle Redevelopment
Overlay is intended to promote redevelopment projects, especially mixed use projects. The Coastal
High Hazard Area is an area vulnerable to the effects of a Category 1 hurricane.
Though the entire site is proposed for rezoning to RMF -6, since a portion is already zoned RMF -6, the
effect of this petition is only to rezone the C -1 /T portion to RMF -6 (and change the zoning overlay
from mixed use to residential). A density of 6 dwelling units /acre is consistent with the Mixed Use
Activity Center Subdistrict (for the C -1 /T portion of the site) as that Subdistrict allows a maximum of
16 dwelling units /acre. FLUE Policy 5.1 (for the RMF -6 portion of the site) allows a rezoning of the
same or less density and same or less public facility impact.
FLUE Policy 5.4 requires new developments to be compatible with the surrounding land area.
Comprehensive Planning leaves this determination to Zoning Services staff as part of their review of
the petition in its entirety.
In order to promote smart growth policies, and adhere to the existing development character of Collier
County, the following FLUE policies shall be implemented for new development and redevelopment
projects, where applicable. Each policy is followed by Staff analysis in [bold text].
Objective 7:
In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The Community
Character Plan for Collier County, Florida, promote smart growth policies, and adhere to the existing
development character of Collier County, the following policies shall be implemented for new
development and redevelopment projects, where applicable.
Policy 7.1:
The County shall encourage developers and property owners to connect their properties to fronting
collector and arterial roads, except where no such connection can be made without violating
intersection spacing requirements of the Land Development Code. [The subject site does not abut an
arterial or collector road as identified in the Transportation Element.]
Policy 7.2:
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals. [As a non -
PUD rezone petition, a master plan is not required. However, it is apparent that the only
available site access is from Calusa Avenue. Due to the size and shape of the site, it is likely the
site will contain a single road or drive as a cuI -de -sac providing access to all lots or parcels. The
submitted non - binding site plan depicts a cul- de-sac down the middle of the property.]
Policy 7.3:
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of land use
type. [All surrounding properties are developed.]
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Policy 7.4:
The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types. [As a non -
PUD rezone petition, a master plan is not required and little detail is provided. However, the site
must provide sidewalks and open space per the LDC.]
Based upon the above analysis of proposed uses and densities, Comprehensive Planning Staff
finds the proposed rezone petition to be consistent with the Future Land Use Element.
Transportation Element:
Transportation Division Planning Staff has reviewed the proposed rezoning petition included in the
application back -up material to address this project's potential traffic impacts, and to offer a
recommendation regarding GMP Transportation Element Policies. Those policies require the review
of all rezone requests with consideration of their impact on the overall transportation system, and
specifically notes that the County should not approve any request that significantly impacts a roadway
segment already operating and/or projected to operate at an unacceptable Level of Service (LOS)
within the five -year planning period unless specific mitigating stipulations are approved.
Transportation Division Planning Staff recommends that this petition be found consistent with policy
5.1 of the Transportation Element.
Conservation and Coastal Management Element (CCME):
Environmental Staff has evaluated the petition and determined that the site qualified for an off -site
preserve and finds that the rezoning consistent with the CCME.
GMP Conclusion:
The GMP is the prevailing document to support land use decisions such as this proposed rezoning.
Staff is required to make a recommendation regarding a finding of consistency or inconsistency with
the overall GMP as part of the recommendation for approval, approval with conditions, or denial of
any rezoning petition. A finding of consistency with the FLUE and FLUM designations is a portion of
the overall finding that is required, and staff believes the petition is consistent with the FLUM and the
FLUE as indicated previously in the GMP discussion. The proposed rezone is consistent with the
GMP Transportation Element as previously discussed. Environmental staff is recommending that the
petition be found consistent with the CCME as well. Therefore, zoning Staff recommends that the
petition be found consistent with the overall GMP, and thus based upon the above analysis, Staff
concludes the proposed uses can be deemed consistent with the goals, objective and policies of the
overall GMP.
ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition and the criteria upon which a
favorable determination must be based. These criteria are specifically noted in Section 10.03.05.I of
the LDC and required staff evaluation and comment. The staff evaluation establishes a factual basis to
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September 18, 2014 CCPC
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support the recommendations of staff. The CCPC uses these same criteria as the basis for its x
recommendation to the Board of County Commissioners (BCC), who in turn uses the criteria to
support its action on the rezoning request. The evaluation is completed as a separate document and is
attached to the staff report (See Attachment A).
Environmental Review: Environmental Services staff has reviewed the petition to address any
environmental concerns. A donation has been made to Conservation Collier in lieu of an on -site
preserve.
Transportation Review: Transportation Division Planning staff recommends approval of the proposed
rezone
Utility Review: The Public Utilities Engineering Division recommends approval of the proposed
rezone.
Housing and Human Services: This project does not propose any affordable housing component and
was not reviewed by Housing and Human Services,
Zoning Review:
The proposed rezone from Commercial and Residential to Residential is surrounded on two sides
(north and west) by single - family homes. The Petitioner's intent to develop the site with single - family
homes would be compatible with the existing residential neighborhood. The proposed density of just
over 5 dwelling units per acre is also compatible with the existing residential neighborhood.
The proposed rezone is surrounded on two sides by commercial zoning: existing offices to the east and
a mobile home park to the south. Since the eastern portion of the subject site is currently zoned
commercial, there was no requirement for the existing offices to provide a residential buffer. The
Petitioner will be responsible for any required buffer.
REZONE FINDINGS:
Chapter 10.03.05.G of the Collier County Land Development Code requires that the report and
recommendations of the Planning Commission to the Board of County Commissioners shall show
that the Planning Commission has studied and considered the proposed change in relation to the
following, where applicable:
1. Whether the proposed change will be consistent with the goals, objectives, & policies
of the Future Land Use Map (FLUM) and the elements of the Growth Management
Plan (GMP).
The GMP and FLUM discussion of the staff report provides a detailed analysis of this
project's consistency with the FLUM Map and the elements of the GMP. The staff report
provides the support to justify a recommendation that this petition be deemed consistent
with the GMP.
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2. The existing land use pattern;
As described in the staff report, the existing land use pattern has been found consistent
with GMP Policy 5.4 of the FLUE which requires new land uses to be compatible with,
and complementary to, the surrounding land uses. Please see the staff report for the
discussion that supports this recommendation.
3. The possible creation of an isolated district unrelated to adjacent and nearby
districts;
The proposed rezone will result in a residential district which will be compatible with the
residential zoning to the north and west. Therefore, staff is of the opinion that this
petition (if approved) will not result in an isolated district unrelated to adjacent
properties.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
Staff s research has not determined how the existing zoning lines were drawn, however,
it appears that the residential zoning on the west side of the subject parcel was meant to
create a buffer, for the existing residential neighborhood, from the commercial zoning on
the east side of the subject parcel.
5. Whether changed or changing conditions make the passage of the proposed
amendment necessary.
Under the existing zoning, the Petitioner could have constructed commercial uses on part
of the site. However, the uses would only have limited visibility along a local road that is
mainly residential.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood;
As described in the staff report, the proposed rezone will create residential dwelling units
next. to existing single - family homes and will not adversely impact the living conditions
in the neighborhood.
7. Whether the proposed change will create or excessively increase traffic congestion
or create types of traffic deemed incompatible with surrounding land uses, because
of peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
Based upon the Transportation Planning Staff review, the proposed rezoning of the
commercial portion of the subject property results in a net reduction of trips on the
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adjacent roadway network. Therefore, this petition will not increase traffic congestion or
create types of traffic incompatible with surrounding land uses.
S. Whether the proposed change will create a drainage problem;
The LDC provides the prerequisite development standards that are designed to reduce the
risk of flooding on nearby properties. Any proposed water management and drainage
system will need to be designed to prevent drainage problems on site and be compatible
with the adjacent water management systems. Additionally, the LDC and GMP have
regulations in place that will ensure review for drainage on new developments.
9. Whether the proposed change will seriously reduce light and air to adjacent areas;
If this rezoning is approved, any subsequent development would need to comply with the
applicable LDC standards for development within the RMF- 6- GTMUD -R zoning district
which has dimensional requirements to prevent the reduction of light and air to adjacent
areas. Therefore, if approved, this rezone should not negatively affect light and air
permeation into adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
area;
This is a subjective determination based upon anticipated results which may be internal
or external to the subject property. Property valuation is affected by a host of factors
including zoning; however zoning by itself may or may not affect values, since value
determination is driven by market value. There is no guarantee that the project will be
marketed in a manner comparable to the surrounding developments.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations;
Surrounding properties are currently developed. Therefore, the proposed zoning change
should not be a deterrent to the improvement of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the public welfare;
The proposed development complies with the Growth Management Plan, a public policy
statement supporting Zoning actions when they are consistent with said Comprehensive
Plan. In light of this fact, the proposed change does not constitute a grant of special
privilege. Consistency with the FLUE is further determined to be a public welfare
relationship because actions consistent with plans are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning;
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The subject property is currently within two zoning districts, one residential, the other
commercial and is a relatively small parcel. These factors combine to make the parcel
difficult to develop as it is currently zoned.
The petitioner has opted to seek this rezoning in accordance with the rezone procedures
outlined in the LDC, which is an allowable alternative.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the County;
The proposed agricultural zoning development complies with the GMP, a policy
statement which has evaluated the scale, density and intensity of land uses deemed to be
acceptable throughout the urban designated areas of Collier County. Therefore staff is of
the opinion that the proposed change is not out of scale with the needs of the community.
15. Whether is it impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
While it is possible to find other residentially zoned properties, the petitioner requests a
conversion of commercial zoning to increase the developable residential area. The
petition was reviewed on its own merits for compliance with the GMP and the LDC; and
Staff does not review other sites in conjunction with a specific petition. The proposed
rezone is consistent with the GMP as discussed in the staff report.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usable for any of the range of potential uses
under the proposed, zoning classification.
The proposed residentially zoned property could result in site alteration, However, any
development would require some site alteration and this project will undergo extensive
evaluation relative to all federal, state, and local development regulations during the site
development plan approval process or platting process and again later as part of the
building permit process.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The project will have to meet all applicable criteria set forth in LDC Section 6.02.00
regarding Adequate Public Facilities for and the project will need to be consistent with all
applicable goals and objectives of the GMP. This petition has been reviewed by County
Staff that is responsible for jurisdictional elements of the GMP as part of the rezoning
process and those staff persons have concluded that no LOS will be adversely impacted
because the proposed development is consistent with all Elements of the GMP.
Breeze of Calusa Rezone
September 18, 2014 CCPC
Page 10 of 12
Packet Page -2076-
10/28/2014 17.B.
NEIGHBORHOOD INFORMATION MEETING (NIM)•
A Neighborhood Information Meeting was held on January 7, 2014 at the Bayshore Gateway
Community Redevelopment Agency (CRA) Offices in conjunction with the January CRA Advisory
Board meeting. Approximately ten people attended, however, no one wished to sign in. Questions
ranged from transportation to housing type. No objections were stated. Please see the narrative supplied
by the petitioner, which is attached.
COUNTY ATTORNEY OFFICE REVIEW:
The Office of the County Attorney reviewed the Staff Report for RZ- PL20130001752 on
September XX, 2014. SAS
RECOMMENDATION:
Planning & Zoning Department Staff recommends that the Collier County Planning Commission
forward Petition RZ- PL20130001752 Breeze of Calusa Rezone to the Board of County Commissioners
with a recommendation of approval of the rezoning request from C- 1- GTMUD -MXD and RMF -6-
GTMUD-R to RMF- 6- GTMUD -R.
Attachments:
A. Ordinance
B. Application
C. Traffic Impact Statement
Breeze of Calusa Rezone
September 18, 2014 CCPC
Page 11 of 12
Packet Page -2077-
10/28/2014 17.B.
PREPARED BY:
FREL ISCHL, AICP, PRINCIPAL PLANNER DATE
PLANNING & ZONING DEPARTMENT
REVIEWED BY:
RAY ND V. BELLOWS, ZONING MANAGER, DATE
PLA T�ING & ZONING DEPARTMENT
9-
MIKE BOSI, AICP, DIRECTOR DATE
PLANNING & ZONING DEPARTMENT
APPROVED BY:
1 ,rFf o
NICK CASALANGUMA, AD4INI�IIRATOR DA'YE \.
GROWTH MANAGEMENT DIVISION
Breeze of Calusa Rezone
September 18, 2014 CCPC
Page 12 of 12
Packet Page -2078-
10/28/2014 17.6.
ORDINANCE NO. 14-
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER
2004 -41, AS AMENDED, THE COLLIER 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 A COMMERCIAL
PROFESSIONAL AND GENERAL OFFICE ZONING DISTRICT
WITHIN THE GATEWAY TRIANGLE MIXED USE OVERLAY - MIXED
USE SUBDISTRICT (C- 1- GTMUD -MXD) AND A RESIDENTIAL MULTI -
FAMILY-6 ZONING DISTRICT WITHIN THE GATEWAY TRIANGLE
MIXED USE OVERLAY - RESIDENTIAL SUBDISTRICT (RMF -6-
GTMUD-R) TO A RESIDENTIAL MULTI - FAMILY -6 ZONING
DISTRICT WITHIN THE GATEWAY TRIANGLE MIXED USE
OVERLAY - RESIDENTIAL SUBDISTRICT (RMF- 6- GTMUD -R) FOR
THE PROJECT KNOWN AS BREEZE OF CALUSA, LOCATED ON
THREE PARCELS JUST SOUTH OF CALUSA AVENUE AND WEST OF
AIRPORT PULLING ROAD IN SECTION 11, TOWNSHIP 50 SOUTH,
RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF
4.69 + /- ACRES SUBJECT TO CONDITIONS; AND BY PROVIDING AN
EFFECTIVE DATE. IRZ- PL201300017521
WHEREAS, GREEN PALM INVESTMENTS, INC., represented by Sandra L. Boucher
of SLB Consulting of SW Florida, LLC, petitioned the Board of County Commissioners to
change the zoning classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: Zoning Classification.
The zoning classification of the real property more particularly described in Exhibit A.
attached hereto and incorporated by reference, located in Section 11, Township 50 South, Range
25 East, Collier County, Florida is changed from a Commercial Professional and General Office
zoning district within the Gateway Triangle Mixed Use Overlay - Mixed Use subdistrict (C-1 -
GTMUD-NLXD) and a Residential Multi - Family -6 zoning district within the Gateway Triangle
Mixed Use Overlay - Residential subdistrict (RMF- 6- GTMUD -R) to a Residential Multi- Family-
113- CPS - 01275/ 1 120699/] ]
Breeze of Calusa (fk/a Calusa Ave) Residential RZ Page 1 of 2
Rev. 9/23/14
Packet Page -2079-
10/28/2014 17.B.
6 zoning district within the Gateway Triangle Mixed Use Overlay - Residential subdistrict
(RMF- 6- GTMUD -R) for a 4.69 acre± project known as Breeze of Calusa, subject to the
conditions shown in Exhibit B. The appropriate zoning atlas map or maps, as described in
Ordinance Number 04 -41, as amended, the Collier County Land Development Code, is /are
hereby amended accordingly.
SECTION 'TWO: Effective Date.
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by super- majority vote of the Board of County
Commissioners of Collier County, Florida, this -_� day of , 2014.
ATTEST:
DWIGHT E. BROCK, CLERK
By:
. Deputy Clerk
Approved as to form and legality:
Scott A. Stone
Assistant County Attorney
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
go
1'614/14/44
Attachment: Exhibit A - Legal Description
Exhibit B - Conditions
[ 13-CPS-0 12;• 5 / 1120699/ 11
Breeze of Calusa (Elkla Calusa Ave) Residential RZ
Rev. 9123/I4
TOM HENNING, Chairman
1. 1 - -1 Packet Page -2080-
Page 2 of 2
10/28/2014 17.B.
EXHIBIT "A"
LEGAL DESCRIPTION
CALUSA AVE RESIDENTIAL REZONE RZ- PL20130001752
Parcel One:
Lot 125 less the South 734.50 feet North of Tamiami Trail, Naples Groves and Truck Co.'s Little
Farms No.2, according to the plat in Plat Book 1, Page 27, Public Records of Collier County,
a/k/a The North 734.50 feet of Lot 125, Naples Groves and Truck Co.'s Little Farms No. 2,
according to the plat in Plat Book 1, Page 27, Public Records of Collier County,
Parcel Two:
Lots 7 and 8, Block C, Naples Gardens, as per plat recorded in Plat book 4, Page 13, Public
Records of Collier County, Florida,
and,
Parcel Three:
Lots 9 and 10, Block C, Naples Gardens, as per plat recorded in Plat Book 4, Page 13, Public
Records of Collier County, Florida.
Parcel Identification Number: 61842280001, 61780880000 and 61780920009
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10/28/2014 17.B.
EXHIBIT "B„
CONDITIONS OF APPROVAL FOR BREEZE OF CALUSA REZONE
1. "I'h.e site is limited to a maximum of 24 single - family dwelling units.
2. The project entrance on Calusa Avenue shall be bated.
3. The perimeter of the site shall be fenced or walled in areas where there are no existing
fences or walls that abut the subject property.
13 -CPS- 01275156
429/14
113- CPS - 01.275 /I 119051/1 J
Packet Page -2082-
�' �
Co pe, r Coxnty 10/28/2014 17.B.
COLLIER COUNTY GOVERNMENT 2600 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION/ NAPLES, FLORIDA 34104
PLANNING AND REGULATION (239) 252 -2400 FAX (239) 252 -6358
www.colliergov.net
STANDARD REZONE APPLICATION
PROJECT NO
PROJECT NAME To be completed by staff
DATE PROCESSED
APPLICANT /AGENT INFORMATION
NAME OF APPLICANT(S) Green Palm Investments, Inc. c/o Christopher Langen, Esq
ADDRESS PO Box 398570 CITY Miami STATE FL ZIP 33239
TELEPHONE # 305- 674 -0023 CELL # FAX # 305- 674 -0022
E -MAIL ADDRESS:
NAME OF AGENT SLB Consulting of SW Florida, LLC
ADDRESS PO Box 2826
TELEPHONE # 239 -250 -3257 CELL #
E -MAIL ADDRESS: sbottcher @comcast.net
CITY Bonita Sp STATE FL ZIP 34133
FAX # 866 -658 -3675
BE AWARE TWAT CO i 4i COUNTY H 1S 1.016,9'11115T REGULATIONS. iGUI EYOURSELF
ACCORD'sIN LY ANID ENSURE THAT OU) Ate It-4 COPAPLIANCE'1' WITH ib."`ESE REGULATIONS.
August 30, 2010
Packet Page -2083-
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DIVISION/
PLANNING AND REGULATION
10/28/2014 17.B.
Co er County
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252 -2400 FAX (239) 252 -6358
www.colliergov.net
ASSOCIATIONS
Complete the following for all registered Association(s) that could be affected by this petition. Provide
additional sheets if necessary. Information can be found on the Board of County Commissioner's website
at http;// www .coIliergov.net/Index.aspx ?aaae =774
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS CITY STATE ZIP
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS
CITY STATE ZIP
CITY STATE ZIP
CITY
C4`I1
Packet Page -2084-
STATE ZIP
STATE ZIP
August 30, 2010
10/28/2014 17.B.
d er county
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION( NAPLES, FLORIDA 34104
PLANNING AND REGULATION (239) 252.2400 FAX (239) 252 -6358
www,colliergov.net
` ro f. j. ft�T IN kCi4'I'lD 1 ''
a. If the property is owned fee simple by an INDIVIDUAL tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as well
as the percentage of such interest. (Use additional sheets if necessary).
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and
the percentage of stock owned by each.
Name and Address
% of Ownership
C ISf 14 R— L"6 N PR iD
�/JP
A P 0 L
b o
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
Name and Address Q/o of Ownership
August 30, 2010
Packet Page -2085-
10/28/2014 17.B.
CAe�r County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION/ NAPLES, FLORIDA 34104
PLANNING AND REGULATION (239) 252 -2400 FAX (239) 252 -6358
www.collieraov.net
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name
of the general and or limited partners.
Name and Address I % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contract purchasers
below, including the officers, stockholders, beneficiaries, or partners.
Name and Address k % of Ownership
Date of Contract:
f. If any contingency clause or contract terms involve additional parties, list all
inaiviauats or ottuers, it a cor oraTion, parTnersm , or Trust.
Name and Address
g. Date subject property, acquired i 3 leased ❑ Term of lease
yrs./mos.
If, Petitioner has option to buy, indicate date of option: t-Jl%R and date option
terminates: or anticipated closing date
h. Should any changes of ownership or changes in contracts for purchase occur
subsequent to the date of application, but prior to the date of the final public
hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a
supplemental disclosure of interest form.
August 30, 2010
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Co tee County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION/ NAPLES, FLORIDA 34104
PLANNING AND REGULATION (239) 252 -2400 FAX (239) 252 -6358
www.colliergov.net
PROPERTY DESCRIPTION
Legal Description of Subject Property: (If space is inadequate, attach on separate page.) If request involves
change to more than one zoning district, include separate legal description for property involved in each
district. Applicant shall submit four (4) copies of a recent survey (completed within the last six months, maximum
1" to 400' scale) if required to do so at the pre - application meeting.
NOTE: The applicant is responsible for supplying the correct legal description. If questions arise concerning the
legal description, an engineer's certification or sealed survey may be required.
Section /Township /Range 11 / 50 / 26
Lot:
Plat Book
Block: Subdivision: See Attached Legal
_ Page #: Property I.D. #: 61842280001, 61780920009, 61780880000
Metes & Bounds Description:
Size of property: 671 ft. X 277 ft. = Total Sq. Ft. Acres 4.68
Address /general location of subject property: Approx 350' west of Airport Pulling Rd, south side of Calusa Ave
ADJACENT ZONING AND LAND USE
Does the owner of the subject property own properly contiguous to the subject property? If so, give
complete legal description of entire contiguous property. (if space is inadequate, attach on separate page).
Section /Township /Range /_
Subdivision: See Attached Legal Lot:
Plat Book: Page # Property I.D. #:
Metes & Bounds Description:
Block:
August 30, 2010
Packet Page -2087-
Zoning
Land Use
N
RSF-4- GTMUD -R
SINGLE FAMILYIROW
S
C -3- GTMUD -MXD
MOBILE HOME PARK
E
RSF- 4- GTMUD -R, C -3 -GTMUD -MXD AND C -11T -GTMUD -MXD
COMMERCIAL OFFICE
W
RMF- 6- GTMUD- R1RSF -4- GTMUD -R
SINGLE FAMILY RESIDENTIAL
Does the owner of the subject property own properly contiguous to the subject property? If so, give
complete legal description of entire contiguous property. (if space is inadequate, attach on separate page).
Section /Township /Range /_
Subdivision: See Attached Legal Lot:
Plat Book: Page # Property I.D. #:
Metes & Bounds Description:
Block:
August 30, 2010
Packet Page -2087-
10/28/2014 17. B.
SLB Consulting of SW Florida, LLC
P. O. Box 2826
Bonita Springs, FL 34135
239 - 250 -3257
COA #29395
sbottcher(a� comcast.net
Legal Description
PARCEL 1
Lot 125 less the South 734.50 feet North of Tamiami Trail, Naples Groves and Truck
Co's Little Farms No. 2, according to the plat in Plat Book 1, Page 27, Pubic Records of
Collier County, Florida.
aWa The North 671.30 feet of Lot 125, Naples Groves and Truck Co's Little Farms No.
2, according to the plat in Plat Book 1, Page 27, Public Records of Collier County,
Florida.
PARCEL 2
Lot 7 and 8, Block C, Naples Gardens, as per pat thereof recorded in Plat Book 4, Page
13, Public Records of Collier County, Florida.
PARCEL3
Lots 9 and 10, Block C, Naples Gardens, as per pat thereof recorded in Plat Book 4, Page
13, Public Records of Collier County, Florida.
Packet Page. -2088-
10/28/2014 17.B.
Co mt. county
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION/ NAPLES, FLORIDA 34704
PLANNING AND REGULATION (239) 252 -2400 FAX (239) 252 -6358
www,collier-gov.net
REZONE REQUEST
C- 1 %T- Ga= -MX1)
RMF- 6- GTMUD -R RMF -6 GTMUD -R
This application is requesting a rezone from the zoning district(s) to the zoning
district(s).
Present Use of the Property:
VACANT
Proposed Use (or range of uses) of the property: SINGLE FAMILY
EVALUATION CRITERIA
Pursuant to Section 10.03.05.H. of the Collier County Land Development Code, staff's analysis and
recommendation to the Planning Commission, and the Planning Commission's recommendation to the Board of
County Commissioners shall be based upon consideration of the applicable criteria noted below. Provide a
narrative statement describing the rezone request with specific reference to the criteria noted below. Include
any backup materials and documentation in support of the request.
Standard Rezone Considerations (LDC Section 10.03.05.H.)
7. Whether the proposed change will be consistent with the goals, objectives, and policies and future land
use map and the elements of the growth management plan.
2. The existing land use pattern.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property for the proposed change.
5. Whether changed or changing conditions make the passage of the proposed amendment (rezone)
necessary.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
7. Whether the proposed change will create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of
vehicular traffic, including activity during construction phases of the development, or otherwise affect
public safety.
8. Whether the proposed change will create a drainage problem.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
10. Whether the proposed change will seriously affect property values in the adjacent area.
17. Whether the proposed change will be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations.
August 30, 2010
Packet Page -2089-
RIM
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DIVISION[
PLANNING AND REGULATION
10/28/2014 173.
Coo ter County
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252 -2400 FAX (239) 252 -6358
www.colliergov.net
12. Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
13. Whether there are substantial reasons why the property cannot be used in accordance with existing
zoning.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the county.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts
already permitting such use.
16. The physical characteristics of the property and the degree of site alteration which would be required
to make the property usable for any of the range of potential uses under the proposed zoning
classification.
17. The impact of development on the availability of adequate public facilities and services consistent with
the levels of service adopted in the Collier County growth management plan and as defined and
implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. 11],
as amended.
18. Such other factors, standards, or criteria that the board of county commissioners shall deem important
in the protection of the public health, safety, and welfare.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions, however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners association in
the area for which this use is being requested in order to ascertain whether or not the request is affected by
existing deed restrictions.
Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on
this property within the last year? If so, what was the nature of that Hearing?
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation
or zoning verification rendered on this property within the last year? 0 Yes Q No
If so, please provide copies.
Additional Submittal requirements: In addition to this completed application, the following shall be submitted
in order for your application to be deemed sufficient, unless otherwise waived during the pre - application
meeting.
a. A copy of the pre - application meeting notes;
b. If this rezone is being requested for a specific use, provide fifteen (15) copies of a 24" x 36"
conceptual site plan (16 copies if for affordable housing) [and one reduced 81/2" x 11" copy
of site plan], drawn to a maximum scale of 1 inch equals 400 feet, depicting the following
[Additional copies of the plan may be requested upon completion of staff evaluation for
distribution to the Board and various advisory boards such as the Environmental Advisory
Board (EAC), or CCPCJ;
August 30, 2010
Packet Page -2090-
CAT county 10/28/2014 17.B.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION / NAPLES, FLORIDA 34104
PLANNING AND REGULATION (239) 252.2400 FAX (239) 252 -6358
www.colliergov.net
• all existing and proposed structures and the dimensions thereof,
• provisions for existing and /or proposed ingress and egress (including pedestrian ingress and
egress to the site and the structure(s) on site),
• all existing and /or proposed parking and loading areas [include matrix indicating required
and provided parking and loading, including required parking for the disabled],
• required yards, open space and preserve areas,
• proposed locations for utilities (as well as location of existing utility services to the site),
• proposed and /or existing landscaping and buffering as may be required by the County,
c. An architectural rendering of any proposed structures.
d. An Environmental impact Statement (EIS), as required by Section 10.02.02. of the Land
Development Code (LDC) , or a request for waiver if appropriate.
e. Whether or not an EIS is required, two copies of a recent aerial photograph, (taken within the
previous twelve months), minimum scale of one inch equals .400 feet, shall be submitted. Said
aerial shall identify plant and /or wildlife habitats and their boundaries. Such identification
shall be consistent with Florida Department of Transportation Land Use Cover and Forms
Classification System. Additionally, a calculation of the acreage (or square feet) of native
vegetation on site, by area, and a calculation and location(s) of the required portion of native
vegetation to be preserved (per LDC Section 3.05.07.6.1.).
f. Statement of utility provisions (with all required attachments and sketches);
g. A Traffic Impact Statement (TIS), unless waived at the pre - application meeting.
For TIS Guidelines and Procedures, please refer to the following link:
ht-Lp:/iwwN,w.colliergov.net/I rid ex.aspx?12a1ze=5 66 .
For additional questions, contact John Podczerwinky, 239-252-8192
h. A historical and archeological survey or waiver application if property is located within an
area of historical or archaeological probability (as identified at pre - application meeting);
I. Any additional requirements as may be applicable to specific conditional uses and identified
during the pre - application meeting, including but not limited to any required state or federal
permits.
School Concurrence - If the proposed project includes a residential component, you are required to contact
the School District of Collier County at 239 -377 -0267 to discuss school concurrency requirements.
Section 10.03.05.6.3. of the Land Development Code requires an applicant to remove their public hearing
advertising sign (s) after final action is taken by the Board of County Commissioners. Based on the Board's
final action on this item, please remove all public hearing advertising sign (s) immediately.
August 30; 2010
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NARRATIVE STATEMENT
CONVENTIONAL REZONE CONSIDERATIONS (LDC Section 10.03.05.H)
CALUSA RESIDENTIAL REZONE
1. Whether the proposed change will be consistent with the goals, objectives, and policies
and future land use map and the elements of the growth management plan.
The subject property is located within the Gateway Triangle Mixed Use District -MXD per the
Collier County Future Land Use Map. Per the Growth Management Plan, this Subdistrict is
intended for higher density commercial and multi - family residential developments and
supportive uses in areas with existing or planned public infrastructure and limited
environmental constraints. As outlined in the Density Rating System, the base density for the
subject property is commercial and twelve (12) units per acre multi- family residential. The
proposed Residential Single Family Gateway Triangle Overlay Residential will be limiting the
parcel to six (6) units per acre.
In addition to consistency with the Gateway Triangle Overlay Residential District, the
proposed project is consistent with the following policies of the GMP:
GMP Consistency
The modifications proposed through this Conventional Rezone will not impact the project's
consistency with the GMP.
Limited Urban Sprawl
The project represents infill development is a location with available public servicers, thereby
limiting sprawling development patterns
Compatibility with Surrounding Uses
The property currently abuts single family and duplex residences (RMF- 6- GTMUD -R) to the
north and west; mobile home property (C- 3- GTMUD -MXD) to the south, and commercial (C-
3-GTMUD-MXD) development to the east. The abutting commercial uses are appropriately
buffered.
N'alkability
The property will provide sidewalks throughout the development that connect to Calusa
Avenue. Sidewalk will be provided along Calusa to the adjacent properties, east and west.
Currently, there are plans to extend the sidewalk from Airport Road westerly along Calusa
Avenue to Andrew Avenue.
2. The existing land use pattern.
In terms of the existing land use pattern, RMF -6- GTMUD -R boarders to the north and west
currently 75% built -out with duplexes and single family homes; C- 3- GTMUD -MXD to the
south developed with a mobile home park, and C -3- GTMUD -MXD development to the east
100% developed with Commercial property.
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3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The proposed change from C- 1- GTMUD -MXD and RMF- 6- GTMUD -R to RSF -6 GTR will
be compatible with the adjacent zoning districts in that they are relatively the same in nature,
residential or residential mixed use. Residential properties have been developed to the north
and west, and C- 3- GTMUD -MXD zoning to the south could potentially provide more single
family /multi - family residences and commercial uses to support the proposed zoning change.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property for the proposed change.
The existing district boundaries have not been illogically drawn in relation to the existing
conditions on the property for the proposed change.
5. Whether changed or changing conditions make the passage of the proposed amendment
(rezone) necessary.
Changing conditions make the passage necessary as the existing zoned property can function
well with either the existing zoning or the proposed use, as single family.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed change will positively change the influence of the living conditions in the
neighborhood by increasing property values with newer homes and more families in the area.
7. Whether the proposed change will create or excessively increases traffic congestion or
create types of traffic deemed incompatible with surrounding and uses, because of peak
volumes or projected types of vehicular traffic, including activity during construction
phases of the development, or otherwise affect public safety.
The proposed change may increase traffic slightly but it is not expected to create a large
change in traffic, cause any congestion, or create traffic that is deemed incompatible with the
surrounding areas and uses. The proposed change should not cause unsafe activity during
construction or at any other time.
8. Whether the proposed change will create a drainage problem.
The proposed traffic will not create a drainage problem as all flows will be controlled and
discharged in a timely manner to avoid peak discharge times.
9. Whether the proposed change will seriously reduce light and air to adjacent areas
The proposed change will not reduce light or air to adjacent areas.
10. Whether the proposed change will seriously affect property values in the adjacent area.
The proposed change will not deter from property values, but possibly assist in increasing
property values in the area with new construction and new homes.
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11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
The proposed change will not be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations.
12. Whether the prosed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
The proposed change will not constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The reasons that existing property cannot be used in accordance with the existing zoning is
that the existing zoning primarily promotes the use of C -1 Commercial use while the intent of
the rezone is single family homes with a density of less than 5 units per acre; this is
unobtainable with the current zoning.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
county.
The change suggested is not out of scale with the needs of the neighborhood or the county, but
well within scale of the neighborhood, and the county.
15. Whether it is impossible to find other adequate sites in the county for the proposed use
in districts already permitting such use.
In the existing area, this zoning change is similar in that we can still meet the intent of the
GTMUD zoning overlay while in other areas of the county, this would not be possible.
16. The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
The existing physical characteristics of the property are well suited for the proposed zoning
change and the degree of site alteration would be less intensive than existing zoning
classification.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of services adopted in the Collier County growth management
plan and as defined and implemented through the Collier County Adequate Public
Facilities Ordinance (Code ch. 106, art. 11), as amended.
The impact of development on the availability of adequate public facilities and services
consistent with the levels of services adopted in the Collier County growth management plan
are less intensive than the previous use.
Packet Page -2094-
10/28/2014 17.B.
18. Such other factors, standards, or criteria that the board of county commissioners shall
deem important in the protection of the public health, safety, and welfare.
The project is consistent with the adjacent zoning, and will bring added value to the
neighboring community. This community will be an asset to an older neighborhood, bringing
new, clean, well developed and planned homes to an area that has been slightly depressed. It
will bring rejuvenation and blend well with adjacent properties.
Packet Page -2095-
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DIVISION/
PLANNING AND REGULATION
10/28/2014 17.B.
co er county
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252 -2400 FAX (239) 252 -6358
www.colliergov.net
NEIGHBORHOOD INFORMATIONAL MEETING
LDC Section 10.03.05. F
Applicant must conduct at least one Neighborhood Informational Meeting (NIM) after initial staff review
and comment on the application and before the Public Hearing is scheduled with the Planning Commission.
Written notice of the meeting shall be sent 15 days prior to the Neighborhood Information Meeting to all
property owners who are required to receive legal notification from the County pursuant to Section
10.03.05.F.2.
Notification shall also be sent to property owners, condominium and civic associations whose members are
impacted by the proposed land use change and who have formally requested the County to be notified.
A copy of the list of all parties noticed, and the date, time, and location of the meeting, must be furnished
to the Zoning Department and the Office of the Board of County Commissioners no less than ten (10) days
prior to the scheduled date of the NIM.
The applicant must make arrangements for the location of the meeting. The location must be reasonably
convenient to those property owners who are required to receive notice and the facilities must be of
sufficient size to accommodate expected attendance.
The applicant must place an advertisement of the meeting in that portion of the newspaper where legal
notices and classified advertisements appear stating the purpose, location, time of the meeting and legible
site location map of the property for which the zoning change is being requested. The display
advertisement must be one - fourth page, in type no smaller than 12 point and must be placed within a
newspaper of general circulation in the County at least seven (7) days prior to, but no sooner than five (5)
days before, the NIM.
The Collier County staff planner assigned to the project must attend the NIM and shall serve as the
facilitator of the meeting; however, the applicant is expected to make a presentation of how it intends to
develop the subject property.
The applicant is required to audio or video tape the proceedings of the meeting and provide a copy to the
Zoning Department.
As a result of mandated meetings with the public, any commitments made by the applicant shall be reduced
to writing and made a part of the record of the proceedings provided to the Zoning Department. These
written commitments will be made a part of the staff report of the County's review and approval bodies
and made a part of the consideration for inclusion in the conditions of approval.
In cases where the applicant's petition activity extends beyond one year from the date that the last
Neighborhood Information Meeting (NIM) was held, an additional NIM will be conducted with adherence to
all notification and advertising required for the initial meeting.
August 30, 2010
Packet Page -2096-
fo r county 10/28/2014 17.B.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION/ NAPLES, FLORIDA 34104
PLANNING AND REGULATION (239) 252 -2400 FAX (239) 252 -6358
www.collier_qov.net
STATEMENT OF UTILITY PROVISIONS FOR STANDARD REZONE REQUEST
1. NAME OF APPLICANT: GREEN PALM INVESTMENTS, INC
2. MAILING ADDRESS: PO BOX 398570
CITY MIAMI STATE FL ZIP 33239
❑
3. ADDRESS OF SUBJECT PROPERTY (IF AVAILABLE): NIA
7
4. LEGAL DESCRIPTION:
❑
Section: 11 Township: 50 Range: 25
Lot: Block: Subdivision: SEEATTACHED
.Plat Book Page #• Property
I.D. #: 6182280001, 61780920009, 617BO880000
Metes & Bounds Description:
_
5. TYPE OF SEWAGE DISPOSAL TO BE PROVIDED (Check
applicable system):
a. COUNTY UTILITY SYSTEM
❑✓
b. CITY UTILITY SYSTEM
❑
c. FRANCHISED UTILITY SYSTEM
❑
PROVIDE NAME
d. PACKAGE TREATMENT PLANT
❑
(GPD capacity)
e. SEPTIC SYSTEM
❑
b. TYPE OF WATER SERVICE TO BE PROVIDED:
a. COUNTY UTILITY SYSTEM
❑
b. CITY UTILITY SYSTEM
7
c. FRANCHISED UTILITY SYSTEM
❑
PROVIDE NAME
d. PRIVATE SYSTEM (WELL)
❑
7.
TOTAL POPULATION TO BE SERVED: 55 PEOPLE
8. PEAK AND AVERAGE DAILY DEMANDS:
A. WATER -PEAK AVERAGE DAILY _
B. SEWER -PEAK 16500 AVERAGE DAILY 6600
9. IF PROPOSING TO BE CONNECTED TO COLLIER COUNTY REGIONAL WATER SYSTEM
PLEASE PROVIDE THE DATE SERVICE IS EXPECTED TO BE REQUIRED: NIA
August 30, 2,010
Packet Page -2097-
e
Co r County 10/28/2014 17.B.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION/ NAPLES, FLORIDA 34104
PLANNING AND REGULATION (239) 252 -2400 FAX (239) 252 -6358
www.colliergov.net
10. NARRATIVE STATEMENT: Provide a brief and concise narrative statement and schematic
drawing of sewage treatment process to be used as well as a specific statement regarding the
method of effluent and sludge disposal. If percolation ponds are to be used, then percolation
data and soil involved shall be provided from tests prepared and certified by a professional
engineer.
11. COLLIER COUNTY UTILITY DEDICATION STATEMENT: If the project is located within the
services boundaries of Collier County's utility service system, written notarized statement shall
be provided agreeing to dedicate to Collier County Utilities the water distribution and sewage
collection facilities within the project area upon completion of the construction of these facilities
in accordance with all applicable County ordinances in effect at the at time. This statement
shall also include an agreement that the applicable system development charges and
connection fees will be paid to the County Utilities Division prior to the issuance of building
permits by the County. If applicable, the statement shall contain shall contain an agreement to
dedicate the appropriate utility easements for serving the water and sewer systems.
12. STATEMENT OF AVAILABILITY CAPACITY FROM OTHER PROVIDERS: Unless waived or
otherwise provided for at the pre - application meeting, if the project is to receive sewer or
potable water services from any provider other than the County, a statement from that
provider indicating that there is adequate capacity to serve the project shall be provided.
August 30, 2010
Packet Page -2098-
10/28/2014 17.B.
UTILITY NARRATIVE STATEMENT
CONVENTIONAL REZONE CONSIDERATIONS (LDC Section 10.03.05.1-1)
CALUSA RESIDENTIAL REZONE
The Calusa Residential Rezone will consist of rezoning currently zoned C- 1/T- GTMUD-
MXD and RMF- 6- GTMUD -R to RMF- 6- GTMUD -R entirely. The property currently is
located within the Collier County South Wastewater Zone and the City of Naples Water
distribution limits. The project will be designed to accommodate 24 single family homes.
This project will be designed to connect to the existing sanitary sewer located in Calusa
Avenue by a gravity sanitary sewer system. The system will connect into the existing
manhole provided directly to the property.
Water will be provided from the existing 4" potable water main located on the north side of
Calusa Avenue. A directional bore will be directed to the connection location and an 8" water
main will be installed though the project providing service to the 24 single family homes.
Packet Page -2099-
ON THE
E
STREETS & STORMWATER
TELEPHONE (239) 213 -5004 • FACSIMILE (239) 213 -5010
295 RIVERSIDE CIRCLE • NAPLES, FLORIDA 34102
November 1, 2013
10/28/2014 17.B.
Sandra L. Bottcher
SLB Consulting of SW Florida, LLC
PO Box 2526
Bonita Springs, FL 34133
239.250.3257 P
sbottcher@comcast.net
Subject: Potable Water Service Availability for the Cal usa Residential Rezone located on the south side
of Calusa Avenue b/w Airport Pulling Road and Andrew Avenue
Dear Mrs. Bottcher:
In response to the subject project submittal received on October 31, 2013, this office has reviewed the
subject site for available potable water service. Based on the referenced information and review, this office
confirms the following:
1. The subject property is located within the City of Naples water service area.
2. The City of Naples has adequate treatment plant capacity for the proposed project.
3. The proposed improvements must meet current City of Naples Utilities Standards and must be
submitted to the Utilities Department for review and approval.
4. Should the scope of renovation change to impact City utility services, the project's engineer of
record shall remain responsible to contact the City for appropriate reviews and analysis.
Based on the above, this office has no objections to this project subject to appropriate reviews by all utility
service providers (including the City of Naples), Collier County, and the Fire District.
Should you have any questions or require any additional information or action from this office, please do not
hesitate to call this office at telephone 213 -4762 or email ifrederiksene.napiescov.com.
Sincerely,
Justin Frederiksen, P.E.
Deputy Utilities Director
Packet Page -2100-
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DIVISION/
PLANNING AND REGULATION
*R; r 10/28/2014 17.B.
Co Co
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252 -2400 FAX (239) 252 -6358
www.collierciov.net
j REZONE — STANDARD (RZ) APPLICATION
SUBMITTAL CHECKLIST
THIS COMPLETED CHECKLIST IS TO BE SUBMITTED WITH APPLICATION PACKET IN THE EXACT ORDER LISTED BELOW
W /COVER SHEETS ATTACHED TO EACH SECTION. NOTE: INCOMPLETE SUMBITTALS WILL NOT BE ACCEPTED.
REQUIREMENTS
# OF
COPIES
REQUIRED
NOT
REQUIRED
Additional set if located in the Bayshore /Gateway Triangle
Redevelopment Area
1
❑
❑
Completed Application (download from website for current form)
20
✓
LJ
Pre-Application meeting notes
20
✓
❑
Deeds /Le al's
3
✓
❑
List identifying Owner & all parties of corporation
2
✓❑
Owner/Agent Affidavit signed & notarized
2
Q
Completed Addressing Checklist
2
❑✓
Environmental Impact Statement (EIS) and digital /electronic copy of EIS or exemption
justification
3
❑
❑✓
Historical Survey or waiver request
4
✓❑
Utility Provisions Statement w sketches
4
J
❑
Survey, signed & sealed
4
✓❑
❑
Traffic Impact Statement (TIS) with applicable fees. For guidelines and procedures,
refer to http://www.collipMoy.net/Index.ospxLDocLe--566
7
❑
❑
Recent Aerial Photograph with habitat areas defined) min scaled 1 " =400'
5
J
Electronic copy of all documents and plans (CDRom or Diskette)
2
❑✓
❑
Project Narrative
20
0
❑
Site Plans
20
Q
❑
School Impact Analysis Application — residential projects only
(download the School Impact Analysis Application from website)
2
❑
❑
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Applicant must contact Mr. Gerry J. Locavera, State of Florida, Division of Forestry @ 239 - 690 -3500 for information regarding
"Wildfire Mitigation & Prevention Plan ", LDC Section 2.03.08.A.2.o.(b)i.L
Fees:
❑ Application Fee: $6,000 + $25 per acre
❑✓ $100.00 Fire Code Review
✓ $750.00 Comprehensive Planning Consistency Review
❑ $500.00 Pre - application fee (Applications submitted 9 months or more after the date of the last pre -
application meeting shall not be credited towards application fees and a new pre - application meeting will be
required).
❑ $2500.00 Environmental Impact Statement review fee
❑✓ $1000.00 Listed/ Protected Species Survey (If EIS not required)
✓❑ $925.00 Legal Advertising costs for CCPC meeting (to be reconciled upon receipt of invoice from Naples Daily
News).
$500.00 Legal Advertising costs for BCC meeting - $500.00 Credit for Pre -app meeting
Separate Check for Transportation Fees (Refer to Exhibit A):
❑ $500.00 Methodology Review Fee 81900.00
*Additional Fees to be determined at Methodology Meeting Fee Total $
❑ (reserved] School Concurrency Review Fee, if required
* Mitigation Fees, if applicable, to be determined by the School District in coordination with the County
Note: An additional fee for the 5th and subsequent re- submittal will be accessed at 20% of the original fee.
August 30, 2010
Packet Page -2101-
10/28/2014 17.B.
Co er C mnty
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION/ NAPLES, FLORIDA 34104
PLANNING AND REGULATION (239) 252.2400 FAX (239) 252 -6358
www.collieraov.net
I/11 IIi /7_�I1l11
hs ReesIocNT OF 6R��tJ Pli LM 1NVES V1U T 510c.
Well, W(2J S r Pu E R A N 6 E tJ being first duly sworn, depose and say that well am /are
the owners of the property described herein and which is the subject matter of the proposed hearing;
that all the answers to the questions in this application, including the disclosure of interest
information, all sketches, data, and other supplementary matter attached to and made a part of this
application, are honest and true to the best of our knowledge and belief. Well understand that the
information requested on this application must be complete and accurate and that the content of this
form, whether computer generated or County printed shall not be altered. Public hearings will not be
advertised until this application is deemed complete, and all required information has been
subm itted.
SLB Consulting of SW Florida, LLC
As property owner Well further authorize to act as our /my
representativ in arty matters regarding this Petition.
Signature of Property Owner Signature of Property Owner
CH 21sTDP14 ER �AOGEA)
Typed or Printed Name of Owner Typed or Printed Name of Owner
The foregoing instrument was acknowledged before me this { I day of 20 12
by Ci 4 21 S i D Pmep- �/ fd who is personally known tome or has produced 'I} Ptl1E 2s r f-"F-
as identification. — J
State of Florida
County of Collier
RAUL L. CMVARRIA
W COMMMON # EE 173519
* EXptF{ES: MatCb 6, 201 fi
�! BondeG TM kw" Tio ry S
(Signature of Not ry Public - State of
Florida) j
(Print, Type, or Stamp Commissioned
Name of Notary Public)
Packet Page -2102-
August 30, 2010
10/28/2014 17.B.
Bayehom Gateway Triangle CRA �8ayahom BcavtificaHon MSTfJ
M.Ide — Creek MST'[S
BAYSHORE /GATEWAY TRIANGLE COMMUNITY REDEVELOPMENT LOCAL
ADVISORY BOARD MINUTES OF THE JANUARY 7, 2014 MEETING
The meeting of the Bayshore /Gateway Triangle Community Redevelopment Advisory Board was
called to order by Steve Main 6:00 p.m. at the CRA Office Meeting Room 3570 Bayshore Drive,
Unit 102.
I. Roll Call: Present: Advisory Board Members: Larry Ingram, Steve Main, Maurice
Gutierrez, Mike Sherman, Shane Shadis, Peter Dvorak, Karen Beatty. Chuck Gunther.
CRA Staff Present: Jean Jourdan, Interim Executive Director, Ashley Caserta, Project
Manager, and Ekna Guevara, Operations Coordinator.
II. Adoption of Agenda: Mr. Main asked if anyone had any changes. Having heard none he
asked for a motion. Motion to approve the agenda made by: Larry Ingram. 2nd by: Shane
Shadis. Approved 8 -0.
III. Adoption of Minutes: Mr. Main asked for a motion to approve the December 3, 2013
meeting minutes. Motion by: Maurice Gutierrez. 2nd by: Shane Shadis. Approved 8 -0.
IV. Calusa Breeze Neighborhood Informational Meeting (Presentation): Jeff Curl,
Landscape Architect presented a new proposed building site within the CRA. The project
will be on Calusa Avenue and it will consist on a total of 24 new single family homes.
Motion to support the project with the request of having the representative come back and
give an update as the plan develops made by: Chuck Gunther. 2nd by: Karen Beatty.
Approved 8 -0.
V. CRA Proiect Updates.
A. CRA's 17+ Acre Property: The. Premiere Plus Realty Company was selected to
market and sell the CRA's 17+ acres which has an estimated value of $3,000,000. The
Exclusive Right of Sale and Listing Agreement were sent to the County Attorney's
Office for review and forwarding to the Executive Board for execution.
B. Residential Lot Development. There are currently ten (10) new houses under
construction within. the Bayshore area. Four new houses are proposed to start
construction on Van Buren in December.
C. Calusa Breeze; Twenty four homes are proposed for construction within the Gateway
area on Calusa Ave.
D. CRA Residential Lots Advertisement: An Offer of $35,000 and Purchase
Agreement was executed by the Bidder and is in review by the County Attorney's Office
for forwarding to the CRA Board with a recommendation of approval.
January 7, 2014 CRA -AB Minutes
Packet Page -2103-
Page 1
10/28/2014 W.B.
C. Grant Application Karen Avenue: Staff has prepared an application to apply for
grant funding in the amount of $154,120.00 through the Collier County Disaster
Recovery Initiative Grant program for construction costs. The grant application will
request funding to pay for construction and CEI costs in the amount of $154,120. The
grant will not pay for the engineering and permitting to be done on the proj ect since
there is only a 9 month project time allowance, therefore the design will be done with
MSTU funds. The application is due January 20, 2014. Motion to direct staff to submit
for the grant applicationmade by: Shane Shadis. 2nd by: Steve Main.. Approved 8 -0.
D. Grant Application Pineland Avenue: Staff has prepared an application to apply
for grant funding in the amount of $56,570.00 through the Collier County Disaster
Recovery Initiative Grant program for construction costs. During the design for the
previously competed Gateway Triangle Stormwater Project, the design engineer
worked from plans prepared for a separate City of Naples project showing work to
be done on Pineland Avenue. The proposed work was understood to be part of the
City's work for their water facility at the northeast corner of Pineland and Lois.
This work was never done by the city, and was also Ieft out of the CRA's project.
The grant will pay for a CEI professional inspector to monitor construction on a
part-time basis. It will also pay for the construction of the project. The application
is due January 20, 2014. Motion to direct staff to submit for the grant
application made by: Chuck Gunther. 2nd by: Maurice Gutierrez. Approved 8 -0.
E. CRA Advisory Board Election of 2014 Officers (vote required): Steve Main was
recommended for chairman and Maurice was recommended for vice chairman, motion
made by: Karen Beatty. 2nd by: Shane Shadis. Approved 8 -0.
VII. Advisory Board General Communications. Maurice mentioned that there has been a lot
of criminal activity on his street and is working with law enforcement to try and alleviate
the situation.
VIII. Citizen Comments. Ester Spinks requested a walk through meeting with the engineer
and staff who worked on the Tertiary Stormwater Project. She also requested a lower
lumen light for the streetlight which is right outside her bedroom.
IX. Ad" ournme f : at 7:40pm.
Appre<6d and, f 64arded by Steve VJ ain, CRA -AB Chairman.
January 7, 2014 CRA. -AB Minutes
Packet Page -2104-
10/28/2014 17.B.
_,S Consulting of SW Florida, LLC
PO Box 2826
Bonito Springs, FL 34133
239 - 948 -9566 T
866 -568 -3675 F
sbattcher@comcast.net
November 12, 2013
Ms. Fred Reischl
Zoning and Land Development Review Department
Community Devleopment Services
2400 No Horseshoe Drive
Naples, FL 34104
Re: Calusa SF Residential Rezone
RZ- PL20130001752
Neighborhood Information Meeting Synopsis
Dear Mr. Reischl:
Green Palm Investments, Inc. in conjunction with Bayshore Gateway Triangle CRA Office and Collier
County Staff conducted a Neighborhood Information Meeting (NIM) on Tuesday, January 7, 2014.
Also in attendance was representative from Dalia Building Company. The meeting was held at 6:30
at the Bayshore Gateway Triangle CRA Office, located at 3570 Bayshore Drive, Unit 102.
ONE
A sign -in sheet was provided however no attendees signed in. Approximately ten (10) attendees
were present. A presentation was given, utilizing a laptop and projector.
Jeffrey Curl of Emerge Designs began the meeting with introduction of the consultant team. County
staff was in the audience. Mr. Curl presented the currently approved zoning for the project and
outlined the proposed zoning and uses. He turned the meeting to Ms. Sandra Bottcher to discuss
utilities and drainage design. Mr. Curl and Ms. Bottcher discussed the uses of the site internally,
how they anticipated traffic patterns and exiting of the site. Questions were asked during the
presentation.
Questions asked were as follows:
Question /Comment 1: Where is the access point and will it be gated ?.
Response: The entry was shown on the location map for the site. Yes, it would be gated.
Question /Comment 2: Will the property be fenced?
Response: The property will be fenced along the east and west portions where there is not
currently fence. The commercial currently has some wall, and the remaining is fenced. On the west
against the residential, we will be working to connect to existing fence so we do not have fence
against fence.
Packet Page -2105-
10/28/2014 17.B.
Question /Comment 3: Asked by the attending Sherriff, "Has anyone considered putting up a traffic
light at Calusa and Airport?"
Response: With my coordination with Collier County Transportation Department, we will not be
installing a light at Calusa. There is currently a light one street to the north, and there would be
separation issues, not to mention currently, Calusa is a left turn in and right turn in, and right turn
out only.
Question /Comment 4: By attending Sherriff, "That's good, the traffic will go down Andrew to 41 or
north to Calendonia and out to the light on Airport.
Response: That's correct.
Question/ Comment 5: What is the timing of construction?
Response: I believe we are 3 to 5 months out on the plat, once that is approved we will begin
construction.
Question /Comment 6: What is the current zoning now, is it commercial?
Response: Current zoning is mixed, we have a portion that is commercial and a portion that is
multifamily.
Question /Comment 7: What are your plans for water management?
Response: Water will be collected on site, and discharged to Calusa Road with pipe and structures,
then go to Airport Road water collection system.
Question /Comment 8: Jeff Curl, "The County is looking at drainage improvements to Airport Road
and either in the process of design or implementing some of those improvements." Sandra
Boucher, "There are also plans to install a sidewalk along the south side of Calusa as well."
Response from someone in audience: That's great, I've been trying to get sidewalks on Andrew
Drive for 20 years.
Question /Comment 9: How will the water discharge?
Response: It will collect on the tract in the rear, and discharge along the rear of the lots to Calusa
Road.
Question /Comment 10: What is the price point of the units and how many are there?
Response: The developer has not released that as of yet, and there will be 24 units.
Question /Comment 11: What style will the units be?
Response: The CRA has standards that we must adhere to so we will be following those standards.
Question /Comment 12: Will it be Old Florida or Mediterranean? One story or two?
Response: Old Florida or Mediterranean? That I can't answer. There will be a mix between one
story and two.
Question /Comment 13: Will that last tract at the end be a clubhouse?
Response: No, no clubhouse is planned.
Packet Page -2106-
10/28/2014 17.B.
Question /Comment 14: How many square feet will the homes be?
Response: Approximately 1700 to 2500 but it's still early.
Question /Comment 15: So you want the neighborhood people to say ok, we're ok with your
project without seeing something more tangible.
Response: We are trying to say 'would you rather see commercial or single family'? Right now it's
zoned for commercial.
Question /Comment 16: We would rather see single family with restrictions. Are we going to have
garages in our backyards? What will we be looking at?
Response: We'll be adhering to the Overlay District's standards with porches in the front yard, the
garages will be set a little further to the rear. We can't get into whether it will be Mediterranean or
Old Florida, but we will be adhering to those standards.
Question /Comment 17: What restrictions will you be placing on the property. We would like to see
restrictions on who can live in this area, we don't want drug dealers and we want to be sure it will
be maintained and kept up.
Response: There are homeowner's documents that will have restrictions for the subdivision and the
homeowner's association will be responsible for maintaining the water management areas.
Question /Comment 18: Since you have homeowner's documents, you can have an application
process.
Response: That will be up to the developer. I'm not familiar with how the documents are formed
and what specific restrictions are within them.
Question /Comment 19: Will there be background checks for the prospective buyers?
Response: Are there background checks for buyers in your neighborhood?
Question /Comment 20: Jerry Dalia (rep for developer), "Our intentions are to build single family,
one story or possibly two story residences between 1700 and 2500 square feet. There are two lot
sizes, between 35' wide on one lot size and approximately 40' wide on the second lot size. There
are going to be two to three floor plans, and the fronts of the homes will vary, again this is
preliminary, each house will have a different elevation as well as a different color. We want to build
quality homes, be high quality homes. This is increase property values.
Question /Comment 21: What will the price point be?
Response: Right now I can't tell you that. It's too new for us to give you that yet.
Question /Comment 22: What we really want to know is how you'll be handling the security of the
neighborhood.
Response: This is going to improve the area and originally, this was commercial so we are
decreasing what could be built. We feel that this will help your neighborhood.
Question /Comment 23: CRA Member, "I move we approve the project and give our support."
Response: All members vote to approve unamiously. u:
Packet Page -2107-
Thank you for your assistance,
Sincerely,
Sandra L. Bottcher, PE
Project Manager
Packet Page -2108-
10/28/2014 17.B.
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10/28/2014 17.B.
Conservation Collier
Initial Criteria Screening Report
Winchester Head Donation
Breeze of Calusa
Project Name: Winchester Head
Parcel folio: 39953600007
Staff Report Date: January 13, 2014
Revised May 5, 2014 to correct size of offsite preserve
1
Packet Page -2112-
10/28/2014 17.6.
Executive Summary
The purpose of this report is to provide information about a parcel of property that is proposed
for donation to Conservation Collier under the Land Development Code (LDC) provision (LDC
3.05.07, H.11) that allows a developer to provide off -site native vegetation retention in lieu of
retaining native vegetation onsite. The Winchester Head and Red Maple Swamp multi- parcel
projects are specifically identified within the LDC as appropriate projects for donation of parcels
to provide offsite native vegetation retention. The 1.14 acre Langen parcel is being offered as a
donation to provide 1 acre of native vegetation retention for the Breeze of Calusa Development,
a proposed single family subdivision previously approved but not developed located on the south
side of Calusa Avenue, approximately 350 feet west of Airport- Pulling Road (C.R. 31), in
Section 11, Township 50 South, Range 25 East, Collier County. The land donation includes a
cash management endowment of $4,020.
The offered parcel is within the boundary of the Winchester Head multi - parcel project, on the
northwest corner of the project, and includes wetlands and transitional uplands. Winchester
Head as a whole was evaluated in how it met the goals and criteria of the Conservation Collier
Program in September 2004, with evaluations revised through 2011. Periodic site visits have
confirmed enduring characteristics. The project meets 5 of the 6 criteria. The sixth criterion that
was not met at the time was whether the property was within the boundary of another agency's
acquisition project. Currently, the Winchester Head is within the Collier County Watershed
Management Plan's North Golden Gate Flowway Restoration Project boundary and acquisition
avenues are being explored as part of that project. Therefore, currently, the project meets 6 of 6
criteria. However, Winchester Head is within the boundary of a Collier County Watershed
Management Program project. A Regional Offsite Mitigation Area Program, Transfer of
Development Rights Program and structural projects to improve water retention within WH are
proposed but likely several years away.
The Winchester Head multi- parcel project has been an ongoing project for Conservation Collier
on the A -list since the second acquisition cycle in 2005, and most recently affirmed again in the
eighth acquisition cycle as an A -list project in 2011. It was recommended for acquisition by the
Conservation Collier Land Acquisition Advisory Committee at their 12/13/10 public meeting
and approved by the Board of County Commissioners on 1/25/11 (Agenda Item 10B). At that
time, even though an Active Acquisition List was approved, acquisitions for the Conservation
Collier Program were suspended with Board direction to bring back any exceptional deals. Up to
the present time, no exceptional deals have been offered and acquisition by donation via the LDC
provision is the most likely route to complete these projects. A recent donation adjacent to this
offered parcel brought ownership in Winchester Head to 48 %, or 76.25 acres out of a total of
158.67 acres in Winchester Head. Two unconnected conservation parcels within the project
boundary totaling 2.218 acres are owned by the Collier Soil and Water Conservation District. The
acceptance of the Langen parcel will result in the ownership of 77.64 acres, or 49% of the total
project acreage. This report will provide maps and a summary of property information specific
to this parcel.
2
Packet Page -2113-
10/28/2014 17.B.
Cnmmary of Prnnerty Information
Packet Page -2114-
Characteristic
Value
Comments
Name
Langen parcel
Proposed for donation by Christopher
Langen, Agent for owner of Breeze of Calusa
develop went.
Folio Number
39953600007
Size
1.14 acres
Zoning Category
Estates (single
1 dwelling unit per 2.25 acres
family)
FEMA Flood
AH — High
Areas with 1% annual chance of shallow
Map Category
Risk
flooding, usually in the form of a pond, with
average de th ranging from 1 -3 feet.
Existing
n/a
_39b Ave. NE is paved. There are 4 culverts
structures
located along 39h AVE NE in Winchester
Head
Adjoining
Golden Gate
The property is surrounded entirely by
properties and
Estates single-
undeveloped North Golden Gate Estates
their Uses
family
parcels. Everglades Blvd. is west of the
residential
property, Faka Union canal is to the east.
Development
n/a
Florida Department of Environmental
Plans Submitted
Protection considers Winchester Head
wetlands and has denied building permits
within the project.
Property
n/a
None observed.
Irregularities
ROW and Utility Easements exist along 39�h
Ave NE.
Additional
NGGE
Winchester Head is within the boundary of a
Information
Flowway
Collier County Watershed Management
Restoration
Program project. A Regional Offsite
Project
Mitigation Area Program, Transfer of
Development Rights Program and structural
projects to improve water retention within
WH are proposed.
Property
$5,814
2013 Tax Roll
Appraiser Value
Proposed Cash
$4,020
1 acre X $020 (25% of the average cost of
Management
lands in the non -Urban Designations as
Endowment
acquired by the Conservation Collier
Program.
Packet Page -2114-
10/28/2014 173.
Summary of how the nroaerty meets Program Criteria
Characteristic
Value
Comments
Native /endangered
Criteria
A site visit December 20, 2013 and FLUCCS GIS
plant communities
I met
mapping shows two native plant communities
resent
resent: Mixed wetland hardwoods / cypress.
Human Social Values:
Criteria
The parcel is part of an approved project, there is
geographic
2 met
access from 391h Ave NE, and the seasonally
distribution, access,
changing marsh views enhance the aesthetics of
aesthetic enhancement
Collier County
Protection of water
Criteria
The property is seasonally flooded wetlands on
resource values
3 met
the south side and transitional wetlands on the
north side. Obligate and Facultative wetland
plants are present over most of the parcel. Soils
are mostly depressionai (Boca, Riviera, limestone
substratum and Copeland fine sands) with a
small section of slough soils (Basinger Fine Sands)
on the NW corner. Both indicate the parcel
contributes to floodwater attenuation for
surrounding developed properties. The parcel
contributes to recharge of both surficial and
lower Tamiami aquifers.
Biological Values:
Criteria
State listed plant species were observed: hand
Biodiversity, listed
4 met
fern (State - Endangered), Common wild pine
species habitat,
(State- Endangered) and inflated wild pine (State -
connectivity,
Threatened). A species of native ground orchid
restoration potential
was observed - Habenaria odontopetala. The
habitat would support listed and protected
species including limpkin, white ibis, alligator and
Florida black bear. The parcel is connected to
the entire undeveloped and partially preserved
Winchester Head. Restoration potential is high,
needing only exotic removal and maintenance.
Does the property
Criteria
The parcel is adjacent on its east and south sides
protect current
5 met,
to Conservation Collier lands. As part of an
conservation lands as a
margina
approved multi- parcel project, this parcel
buffer, ecological link
lly
enhances what has already been acquired.
or habitat corridor?
Is the property within
Criteria
The Winchester Head Multi- parcel Project is
the boundary of anther
b met
within the boundaries of the North Golden Gate
agency's acquisition
Estates (NGGE) Flowway Restoration Project,
project
under Collier County's Watershed Management
Plan, which proposes acquisition under
mitigation and transfer of development rights
programs. Additionally, the Collier Soil and
Water Conservation District has acquired lands
in WH as part of its NGGE environmental
protection and water management project.
0
Packet Page -2115-
o"I",
rj
Conservation Collier: Winchester Head
Breeze of Calusa Donation
cci e�cddP,x FLUCCS
MAsuIUVLPdUomtlsn
i2�7h7
Conservation Collier: Winchester Head_
Breeze of Calusa Donation
FWC Species Richness
10/28/2014 17. B.
r1
Conservation Collier Winchester Head
C, C— Breeze of Calusa Donation
Integrated Wildlife Habitat Ranking System 2008
f
0 750 $0 FM
Cac ft— PYpls and 2013 WWI* -
cd tl.. couFy riowmraP+s.,
C,YaNd by on rK Cd4+SISilASvrcYi
6LOn dion�bNiopsnisAV!O1T ,.L� M
OO.w0. bstlmNW,u
1=fI3 sOawdan PvomVN7L�7une.mN Sad pV
f7ltl!I] ,.�... .
Cuu S.— P—a , sw Y017 att,d, -
CoHYrC.— YPI.WY OpFieef
0.. Yry. Comanadml Gdlhf Stsd l0.5u4tla
G.'Cwarva,m CeMnWOgnmalNi%
Cfio,ln Prss.m,m Isnd ns
P..M
Mas+bVAaps,DaNYOn noM1M1R5 NOA.msd snd ryp
'.N27 /CI
5
Packet Page -2116-
a.., A� T,.►'
Front of parcel along 39"' Ave NE
a
-ti
t arc
�r
a.., A� T,.►'
Front of parcel along 39"' Ave NE
tn° - ' r '.
�F
-ti
t arc
�r
t � _
tn° - ' r '.
�F
t � _
s ��_�, ...r•., yam. �
Interior central portion of lot
_ �T♦ �4 ,
Gam/ xT;4i
Interior of parcel Brazilian pepper
thicket • of parcel south -Y•' of •
_ - ..
fc� � � / - �,, �:
_'r� , _ �. � � 1 9r
c � '''� '� � � ..
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4 ' � �.` -rte �` �`� �-,�'� '� ���, `�,.
_�, „�
10/28/2014 17. B.
TRAFFIC IMPACT STATEMENT
FOR
CALUSA RESIDENTIAL PROPERTY
ITi
Prepared for:
Green Palm Investments, Inc.
c/o Christopher Langen, Esq.
PO Box 398570
Miami, FL 33239
Prepared by:
SLB Consuting of SW Florida, LLC
PO Box 2826
Bonita Springs, FL 34133
(239) 250 -3257
November, 2013
Sandra L. Bottcher, PE
FL Registration 71704
Packet Page -2119-
10/28/2014 17.B.
Contents
PROJECTDESCRIPTION ......................................................................................... ..............................2
TRIP GENERATION .....................
TRIP DISTRIBUTION AND ASSIGNMENT ............................................................. ..............................4
BACKGROUNDTRAFFIC .................................. ............................... ................... ............................... 6
EXISTING AND FUTURE ROADWAY NETWORK ................................................ ..............................7
PROJECT IMPACTS TO THE AREA ROADWAY NETWORK ............................ ..............................7
SITEANALYSIS ........................................................................................................... ..............................8
IMPROVEMENTANALYSIS ..................................................................................... ............................... 8
1
Packet Page -2120-
10/28/2014 17. B.
PROJECT DESCRIPTION
Calusa Residential is located in Collier County, on the south side of Calusa Avenue
approximate 300 feet from Airport Pulling Road in Section 11, Township 50 South,
Range 25 East. The site is currently vacant and zoned C- 1/T- GTMUD -MXD and RMF-
6-GTMUD-R (12 dwelling units /acre mixed with C-1 Commercial Zoning) on
approximately 4.7 acres. The change proposes a conventional rezone to RMF -6-
GTMUD-R with 24 single family detached units. The purpose of this study is to assure
that any traffic- related problems are anticipated and effective mitigation measures are
identified as part of a Rezone request. Refer to Fig. 1- Project Location Map.
Fig. 1- Project Location Map
The project provides a best use and highest scenario with respect to the project's
proposed trip generation. The TIS analysis is run based on the entire proposed project
of 24 single family detached dwelling units. The proposed development is illustrated in
Table 1.
Table 1 — Development Programs
ITE Land Use
DEVELOPMENT
LAND USE
Code
Y
Build -out Year
The project provides a best use and highest scenario with respect to the project's
proposed trip generation. The TIS analysis is run based on the entire proposed project
of 24 single family detached dwelling units. The proposed development is illustrated in
Table 1.
Table 1 — Development Programs
Access to the site is one full access located on Calusa Avenue.
2
Packet Page -2121-
ITE Land Use
DEVELOPMENT
LAND USE
Code
Total Size
Build -out Year
RSF -6
Residential
210
N/A
2015
Single Family
Access to the site is one full access located on Calusa Avenue.
2
Packet Page -2121-
10/28/2014 17.B.
Table 2 provides a trip comparison between the existing use of C -1 /T- GTMUD -MXD
and the proposed use of RSF -6.
Table 2 — Trip Comparison — Daily Traffic
DAILY TRIP GENERATION COMPARISON
EXISTING ZONING (Excludes commercial square footaae)
PROPOSED USE
LAND USE
ITE LAND
DWELLING UNITS
FORMULA/
PEAK
LAND USE
ITE LAND
DWELLING UNITS
FORMULA/
HOUR
USE CODE
RATE
TRIPS
MULTIFAMILY
230
47
7 /DU
329
RESIDENTIAL
PROPOSED USE
LAND USE
ITE LAND
DWELLING UNITS
FORMULA/
PEAK
USE
RATE
HOUR
CODE
TRIPS
SINGLE - FAMILY
341
24
10 /DU
240
RESIDENTIAL
The net change in traffic development intensity is reduced by 89 daily trips..
The TIS analysis is run based on the entire existing zoning of 47 multi- family dwelling
units. The existing commercial zoning has not been analyzed in this scenario as it is
considered passive to the residential and not included in the trip generation. The
existing
TRIP GENERATION
The 9th Edition Trip Generation Manual published by the Institute of Transportation
Engineers (ITE) is used for trip generation calculations provided in this report The ITE
Land Use Code 210 (Single - Family Detached Hosing) and fitted equations were used
for the trip generation calculations.
The anticipated weekday daily trips and weekday AM and PM peak hour trip generation
of the proposed Conventional Rezone residential development is outlined on Table 3.
Detailed results of the trip generation calculations can be found in Appendix C -ITE Trip
Generation Calculations. ITE recommendations, Collier County TIS guidelines, trip
reductions (internal capture and pass by trips) have not been applied towards traffic
volumes.
3
Packet Page -2122-
10/28/2014 17.B.
Table 3 — Trio Comnarison — Prnonsed CnnriitinnG — AvpranP wPPkrinv
TRIP DISTRIBUTION AND ASSIGNMENT
The traffic generated by the development was assigned to the adjacent roadways using
the knowledge of the area. The assignment of the new proposed site - generated trip
distribution is shown in Table 4- Project Traffic Distribution for AM -PM Pack Hour and is
depicted in Figure 2- Project Distribution By Percentage and By PM Peak Hr.
Table 4 — Project Distribution for AM -PM Peak Hour
Roadway
24 Hour Two-
Roadway
Distribution
AM Peak Hour
Way Volume
AM Peak Hour
PM Peak Hour
LAND USE
Size
Enter
Exit
Total
Enter
Exit
Total
Residential
24 du
56
7
20
27
19
10
29
Single -Family
6
6
3
Pullin Rd
Davis Blvd
TRIP DISTRIBUTION AND ASSIGNMENT
The traffic generated by the development was assigned to the adjacent roadways using
the knowledge of the area. The assignment of the new proposed site - generated trip
distribution is shown in Table 4- Project Traffic Distribution for AM -PM Pack Hour and is
depicted in Figure 2- Project Distribution By Percentage and By PM Peak Hr.
Table 4 — Project Distribution for AM -PM Peak Hour
Roadway
cc
AUIR
Roadway
Distribution
AM Peak Hour
PM Peak Hour
Link
Link
Link
of Project
[D#
Location
Traffic
Enter
Exit
Enter
Exit
Airport
6.0
North to
56%
2
6
6
3
Pullin Rd
Davis Blvd
Airport
6.0
South to
44%
1
4
4
2
Pullin Road
Davis Blvd
US 41
91.0
West to
48%
2
5
4
2
Davis Blvd
East to
US 41
91.0
Airport
52%
2
5
5
3
Pulling Rd
4
Packet Page -2123-
10/28/2014 17.B.
Figure 2 — Project Distribution By Percentage and By AM-PM Peak Hour
a.- it
!A �lj
PROJECT
LOCATION
04 'z
No =�
M.
t.4
ry
v fj
PROJECT
LOCAT104
M, SP,=2; N2=6
PM SE= 6; N2=35
PM WB=2, E2=4
ea
Vr-
;
A �= S 4 NE= 1
M 2
AM W2=21.,; 22 5 P14 SB= 2; NE=4
PM 142=S 22=3
5
Packet Page -2124-
rrt
rt
M.
t.4
ry
v fj
PROJECT
LOCAT104
M, SP,=2; N2=6
PM SE= 6; N2=35
PM WB=2, E2=4
ea
Vr-
;
A �= S 4 NE= 1
M 2
AM W2=21.,; 22 5 P14 SB= 2; NE=4
PM 142=S 22=3
5
Packet Page -2124-
t.4
ry
v fj
PROJECT
LOCAT104
M, SP,=2; N2=6
PM SE= 6; N2=35
PM WB=2, E2=4
ea
Vr-
;
A �= S 4 NE= 1
M 2
AM W2=21.,; 22 5 P14 SB= 2; NE=4
PM 142=S 22=3
5
Packet Page -2124-
10/28/2014 17.B.
BACKGROUND TRAFFIC
The average background traffic growth rates were estimated for the segments of the
roadway network in the study using the Collier County Transportation Planning Staff
guidelines of the historical growth rate from annual traffic counts (estimated from 2008
thru 2012) or a minimum 2% growth rate, whichever is greater. An addition method to
calculate growth rate is from the 2012 AUIR volume plus the trip bank volume. Table 5-
Background Traffic without Project, projects the application the projected growth rates
for the area (without project) peak hour peak direction traffic volume for the build -out
year — 2015.
Table 5 — Background Traffic without Project (2013 -2015)
Note: Growth Factor = (1 + Annual Growth Rate) 112
A
Packet Page -2125-
2013 AUIR
PK HR, PK
projected
2415 Projected
cc
Roadway
Direction,
Traffic
Pk Hr, Pk Dir
Roadway
AUIR
Link
Background
Annual
Growth
Trip
Background
Link
Link
Location
Traffic
Growth
Factor
Bank
Traffic Volume
ID#
Volume
Rate
w /out Project
(trips/hr)
( %/Yr)
(trips /hr)
Airport
North to
Pulling Rd
6.0
Davis Blvd
1,890 (N)
2%
1.04
151
2117
"rport
South to
Pulling Rd
6.0
Davis Blvd
1,890 (N)
2%
1.04
151
2117
CR -31
US 41
91.0
West to
Davis Blvd
1,520 (E)
'
2%
1.04
203
1784
East to
US 41
91.0
Airport
1,520 (E)
2%
1.04
203
1784
Pullin Rd
Note: Growth Factor = (1 + Annual Growth Rate) 112
A
Packet Page -2125-
10/28/2014 17.13.
EXISTING AND FUTURE ROADWAY NETWORK
The existing roadway conditions are extracted from the 2013 Annual Update and
Inventory Report (AUIR). The project roadway conditions are based on the current
Collier County 5 Year Work Program. Roadway improvements that are currently under
construction or are scheduled to be constructed within the five year Transportation
Improvement Plan (TIP) or Capital Improvement Program (CIP) are considered to be
improvements that are committed improvements. The evaluated roadways are
considered to be built out per coordination with county staff and identification in the
2012 Collier County AUIR.
Table 6 — Existing and Future Roadway Conditions
Table Notes: 2U =2 -lane undivided Highway; 4D, 6D, 8D=4 -lane, 6 -lane, 8 -lane divided
roadway, respectively; LOS =Level of Service
PROJECT IMPACTS TO THE AREA ROADWAY NETWORK
The Collier County Transportation Planning Services developed Level of Service (LOS)
volumes for roadway links impacted. The Collier County Transportation Planning
Services guidelines have determined that a project will be considered to have a
significant and adverse impact of both he percentage volume capacity exceeds 2% of
the capacity for the link directly access by the project and for the link adjacent to the link
directly accesses by the project; 3 %^ for other subsequent links and if the roadway is
projected to operate below the adopted LOS standard. All links are projected to operate
below the adopted level of service stands with or without the project.
Based on these criteria, the project does not create any significant or adverse impacts
to the area roadway network. The analysis shows that the projected site - generated
trips were estimated to be insignificant on Airport Pulling Road and US (2% or less).
Below, Table 7 illustrates the LOS impacts of the project on the roadway network
closest to the project.
7
Packet Page -2126-
CC
Roadway
y
in
Exist Peak Dir,
Future
Roadway
AUIR
Link
Exist
Standard
Peak Hr
Project
Link
Link
Location
Roadway
LOS
Capacity
Build out
1D#
Volume
Roadway
Airport
Pulling Rd
6.0
North to
6D
E
2,700 (N)
6D
Davis Blvd
CR -31
Airport
Pulling Rd
6.0
South to
6D
E
2,700 (N)
6D
Davis Blvd
(C R-31)
US 41
91.0
West to
Davis Blvd
6D
E
2,900 (E)
6D
East to
US 41
91.0
Airport
6D
E
2,900 (E)
6D
Pulling Rd
Table Notes: 2U =2 -lane undivided Highway; 4D, 6D, 8D=4 -lane, 6 -lane, 8 -lane divided
roadway, respectively; LOS =Level of Service
PROJECT IMPACTS TO THE AREA ROADWAY NETWORK
The Collier County Transportation Planning Services developed Level of Service (LOS)
volumes for roadway links impacted. The Collier County Transportation Planning
Services guidelines have determined that a project will be considered to have a
significant and adverse impact of both he percentage volume capacity exceeds 2% of
the capacity for the link directly access by the project and for the link adjacent to the link
directly accesses by the project; 3 %^ for other subsequent links and if the roadway is
projected to operate below the adopted LOS standard. All links are projected to operate
below the adopted level of service stands with or without the project.
Based on these criteria, the project does not create any significant or adverse impacts
to the area roadway network. The analysis shows that the projected site - generated
trips were estimated to be insignificant on Airport Pulling Road and US (2% or less).
Below, Table 7 illustrates the LOS impacts of the project on the roadway network
closest to the project.
7
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10/28/2014 17.B.
Table 7 — Roadway Link Level of Service (LOS) — With Project Year 2015
SITE ANALYSIS
Upon approval, accesses to the subject site are proposed as follows: Full access on
Calusa Avenue.
Airport Pulling Road (CR31) is a six lane north -south divided arterial under Collier
County jurisdiction and has a posted legal speed of 45 mph in the vicinity of the project.
Based on FDOT Index 301 — design speed of 45 mph, the minimum turn lane length is
185 ft (which includes a 50 ft taper) plus required queue.
Tamiami Trail (US 41) is a six lane east -west undivided collector under Collier county
jurisdiction and has a posted legal speed of 45 mph in the vicinity of the project. Based
on FDOT Index 301 — design speed of 45 mph, the minimum turn lane length is 185 ft
(which includes a 50 ft taper) plus required queue.
Accesses for the project were not evaluated due to the build out conditions of both
roadways.
IMPROVEMENT ANALYSIS
Based on the link analysis and trip distribution, the proposed project is not a significant
and adverse traffic generator for the roadway network at this location. There is
adequate and sufficient roadway capacity to accommodate both proposed development
generated trips and background traffic without adversely affecting adjacent roadway
network level of service.
Based upon analysis, site related improvements are not warranted.
s
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sio
CC
2013 Pk
Roadway
Link,Pk
2015 Pk
Dir, Pk
%
Vol
Volume
Min LOS
Min LOS
Roadway
AUIR
Roadway
Link
Dir, Pk Hr
Dir, Pk Hr
Hr,
Capacity
p acit
exceeded
exceeded
Link
Link
Location
Capacity
(Volume
Volume
Impact
without
Project?
without
Project?
1D#
Volume
w/
w!
By
Project
Project
Project
Yes /No
Yes/No
Airport
North to
Pulling Rd
6.0
Davis Blvd
2,700 (N)
43
2,160
2.0%
No
No
CR -31
Airport
South to
Pulling Rd
6.0
Davis Blvd
2,700 (N)
36
1,153
1.7%
No
No
CR -31
US 41
91.0
West to
Davis Blvd
2,900 (E)
'
16
1,800
0.9%
No
No
East to
US 41
91.0
Airport
2,900 (E)
16
1,800
0.9%
No
No
Pulling Rd
SITE ANALYSIS
Upon approval, accesses to the subject site are proposed as follows: Full access on
Calusa Avenue.
Airport Pulling Road (CR31) is a six lane north -south divided arterial under Collier
County jurisdiction and has a posted legal speed of 45 mph in the vicinity of the project.
Based on FDOT Index 301 — design speed of 45 mph, the minimum turn lane length is
185 ft (which includes a 50 ft taper) plus required queue.
Tamiami Trail (US 41) is a six lane east -west undivided collector under Collier county
jurisdiction and has a posted legal speed of 45 mph in the vicinity of the project. Based
on FDOT Index 301 — design speed of 45 mph, the minimum turn lane length is 185 ft
(which includes a 50 ft taper) plus required queue.
Accesses for the project were not evaluated due to the build out conditions of both
roadways.
IMPROVEMENT ANALYSIS
Based on the link analysis and trip distribution, the proposed project is not a significant
and adverse traffic generator for the roadway network at this location. There is
adequate and sufficient roadway capacity to accommodate both proposed development
generated trips and background traffic without adversely affecting adjacent roadway
network level of service.
Based upon analysis, site related improvements are not warranted.
s
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Turning Movements Exhibit
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10
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NAPLES DAILY NEWS K Wednesday, October 8, 2014 a 23D
NOTICE OF INTENT TO CONSIDER ORDINANCE
Notice is hereby given that on Tuesday, October 28, 2014, in the Boardroom, 3rd
Floor, Administration Building, Collier County Government Center, 3299 Tamiami
Trail East, Naples, Florida, the Board of County Commissioners (BCC) will consider
the enactment of a County Ordinance. The meeting will commence at 9:00 A.M.
The title of the proposed Ordinance is as follows:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 2OD4.41, AS AMENDED, THE
COLLIER 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 A COMMERCIAL PROFESSIONAL AND GENERAL
OFFICE ZONING DISTRICT WITHIN THE GATEWAY TRIANGLE MIXED USE
OVERLAY - MIXED USE SUBDISTRICT (C- 1- GTMUD•MXD) AND A RESIDENTIAL
MULTI - FAMILY -6 ZONING DISTRICT WITHIN THE GATEWAY TRIANGLE MIXED USE
OVERLAY - RESIDENTIAL SUBDISTRICT (RMF- 6- GTMUD -R) TO A RESIDENTIAL
MULTI- FAMILY -6 ZONING DISTRICT WITHIN THE GATEWAY TRIANGLE MIXED USE
OVERLAY - RESIDENTIAL SUBDISTRICT (RMF- 6- GTMUD -R) FOR THE PROJECT
KNOWN AS BREEZE OF CALUSA, LOCATED ON THREE PARCELS JUST SOUTH OF
CALUSA AVENUE AND WEST OF AIRPORT PULLING ROAD IN SECTION 11,
TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING
OF 4.69 +1 - ACRES SUBJECT TO CONDITIONS: AND BY PROVIDING AN EFFECTIVE
DATE. (RZ- PL20130001752]
Copies of the proposed Ordinance are on file with the Clerk to the Board and are
available for inspection. All interested parties are invited to attend and be heard.
NOTE: All persons wishing to speak on any agenda item must register-with the
County administrator prior to presentation of the agenda item to be addressed.
Individual speakers will be limited to 3 minutes on any item. The selection of an
individual to speak on behalf of an organization or group is encouraged. If
recognized by the Chairman, a spokesperson for a group or organization may be
allotted 10 minutes to speak on an item.
Persons wishing to have written or graphic materials included in the Board agenda
packets must iubntit said material a minimum of 3 weeks prior to the res ective
public hearing. in any case, written material intended to be considered y the
Board shall be submitted to the appropriate County staff a minirrum of sever. days
PPrior Yn the public. hearing. All material used in presentations before the Board will
become a perrnanent part of the record. Any person, who decides to appeal a
decision of tilt, Board 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 testimony and evidence upon width the appeal is 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, Building W, Naples,
Florida 34112, (239) 252 -8380. Assisted listening devices for the hearing impaired
are available in the County Commissioners' Office,
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
TOM HENNING, CHAIRMAN
DWIGHT E. BROCK, CLERK
By: Ann Jennejohn, Deputy Clerk
(SEAL)
0goh., F >n1A Nn 7n3AAAt
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10/28/2014 173.