Agenda 09/27/2011 Item #17B
9.127/2011 Item 17.8.
E~CUTIVE S~Y
Recommeudation to. Approve Growth Management Plan AmelldmeatPetition CP-2006-11,
r\ David Torres, for Hacienda Lakes of Naples; LLC (AtkJptioll Hetlring)
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OBJECTIVE:
For the Board of County Commissioners to review the.referenced amendment to the Collier County
Growth Management Plan (GMP) and consider approving (adopting) said amendment for its
transmittal to the Florida Department of Economic Opportunity.
CONSIPi~J'~NS~
. Chapter 163, RS.,provides for an amendment process for a local government's adopted Growth
Management Plan.
. Petition CP.-2006-1l relates to the proposed [companion] Hacienda Lakes Development of
Regional Impact (DRI) and Mixed Use Planned Unit Development (MPOO) requ~ts [DRI-2006-
AR-IOI47 and PUDZ-20Q6...AR-I0146] and is, under Rule 9J-I1.oo6(I)(a)7a, FA.C., exempt
from the twice per calendar year Plan amendment limitation.
. The Environmental Advisory Council (EAC).held its transmittal hearing on December 1, 2010.
The CCPC, sitting as the "local planning agency" under Chapter 163.3174, F.S., held its
transmittal hearing for this petition on January 20, 2011. The BCC held its transmittal hearing on
February 8, 2011. The respective transmittal hearing recommendations/actions are .contained in
the CCPC Adoption hearing Staff Report.
· TheEAC considered the proposed amendment at its Adoption hearing on June 1, 2011. The
CCPCheld its Adoption hearing for this petition on August 4, 2011. Both bodies provided
unanimous recommendations for approvaL
· Although the project's numerical needs. assessment did not demonstrate demand for the
additional commercial acreage, other fa.ctors may be considered in determining need. In order to
prepare an Adoption recommendation for the BCC, factors of suitability besides the numerical
needs assessment were evaluated that were not known or had yet to be articulated when CP-
2006-11 was initially reviewed. The suitability of the property for change was demonstrated in
companion application materials (PUDZ and DRI) of .the Hacienda Lakes proposal, and the
subsequent MPUD and Development Order documents. The respective Adoption hearing
recommendations are presented further below. _
. The Objections, Recommendations and Comtrients (ORC) Report from the Flori.q.a Department
of Community Affairs (DCA), dated April 21, 2011, contained no Objections, Recommendations
or Comments. One other state agency who reviewed CP-2oo6-1l~ the Florida Department of .
Transportation (FDOT), provided two Comments. .County Transportation Planners worked with
the Hacienda Lakes project team to resolve transportation .issues found in FDOT Comments.
These issues are being resolved in the PUD,and all MPUD Ordinance Exhibits illustrating
aspects of reso1utio~including mitigatio~ will be in place and part of the record as Adopted by
the BCC. TrJUlSPOrtation commitments are also reflected in the. DRI .[and its accompanying
Development Order documents]. These items cover FOOT concerns and conditions.
Note: Because support materials for this petition .are voluminous, and certain exhibits are
oversized, the Agenda .Central system is not used. The entire Executive Summary packtlge,
including allsupport materials, is included in the binders provided to the BeC and is available
for review in the Comprehensive Planning Section office, 2800 North Horseshoe Drive, Naples.
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9/27/2011 Item 17.8.
The Adoption of CP-2006-11 involves amendments to the Conservation and Coastal Management
Element (CCME), Future Land Use Element (FLUE) and Future Land Use Map and Map Series of the
Growth Management Plan, to:
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. Increase the size and reconfigure the boundary of the Southeast Quadrant of Mixed Use Activity
Center No.7 (Rattlesnake Hammock Road and Collier Boulevard) - This part of CP-2006-11
expands the size of the Southeast Quadrant of Mixed Use Activity Center No.7 by 9.16 acres;
· Increase the maximum allowable density that may be achieved within the Urban Residential
Fringe Subdistrict (URF) portion of a project lying in more than one Future Land Use designation
through enhanced utilization of eligible Transferable Development Rights (TDRs) - This two-part
portion of CP-2006-]] lifts the FLUE's 1.0 unit-per-acre maximum transferred TDR density to 1.3
units per acre and the 2.5 unit-per-acre maximum achievable density to 2.8 units per acre to use all
qualifying TDRs within the Hacienda Lakes project;
. Provide a defmitive access provision for a Business Park located in the URF portion of a project -
This part of CP - 2006-11 requires The Lord's Way to be constructed to standards sufficient to serve
as access to a Business Park as well as to [a] predominantly residential area[s] within the
Hacienda Lakes project; and,
. Allow for Native Vegetation Preservation in the URF portion of a project to be shifted to the
RFMUD Sending Lands portion of the project when the Required Amount of Native Vegetation
Preservation is proportionally increased in the Sending Lands portion of the project - This two-
part portion of CP-2006-11 shifts a portion of the FLUE's native vegetation preservation from
Urban lands to RFMUD Sending Lands to protect the highest quality wetlands and habitat within
the Hacienda Lakes project.
FISCAL IMPACT:
~ No fiscal impacts to Collier County result from Adopting CP-2006-11. Implementation of this
amendment will occur through companion DRI and MPUD requests. The companion Hacienda Lakes
DRI is required to be fiscally neutral to the County, generating sufficient funds to provide the
necessary infrastructure for the support of each phase of development. Further implementation of this
amendment will occur through subsequent development orders (rezone or conditional use, site
development plan, building permits, etc.) for which review fees are paid by the petitioner. An
exception would occur if the presumed statutory compliance of any petition were challenged
[appealed] by the Department of Economic Opportunity (see Growth Management Impact, below). In
such an instance, Collier County may incur expenses to engage in settlement negotiations and/or to
prepare for and participate in an Administrative Hearing before an Administrative Law Judge.
LEGAL CONSIDERATIONS:
The Office of the County Attorney has reviewed this Executive Summary and the GMP amendment
Ordinance for legal sufficiency. .[HFAC]
GROWTH MANAGEMENT IMPACT:
This is an Adoption public hearing for the Collier County Growth Management Plan amendment
related to the proposed [companion] Hacienda Lakes Development of Regional Impact (DRI) and
Mixed Use Planned Unit Development (MPUD) requests. Based upon statutory changes that occurred
during the 2011 Florida Legislative session, these GMP amendments are presumed to be "in
compliance" with applicable Florida Statutes. After Adoption, the Department of Economic
Opportunity will have 30 days to review the adopted Plan amendments and, should they believe an
amendment is not "in compliance," file a challenge [appeal] to the presumed "in compliance"
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9/27/2011 Item 17.8.
determination with the Florida Division of Administrative hearings. Similarly, any affected party also
has 30 days in which to file a challenge. If a timely challenge is not filed by Department of Economic
Opportunity or an affected party within 30 days, then the amendments will become effective.
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ENVIRONMENTAL ISSUES:
County Stonnwater and Environmental Services Section staff conducted the substantive review of the
environmental report submitted for CP-2006-11 and brought a staff report before the Environmental
Advisory CounciL The environmental report confirmed the environmental characteristics of native
vegetation and habitat reported at the time the Rural Fringe Mixed Use District was established.
HISTORICAL/ARCHAEOLOGICAL IMPACT:
County Historical and Archaeological Probability Maps identified Archaeological resources on the
2,262-acre subject property. These sites are predominantly hammock formations and are protected as
such. They are not located in areas where actual development is proposed.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
That the CCPC forward petition CP-2006-11 to the BCC with a recommendation to adopt each of the
six parts of the proposal (vote: 4/0), as modified by the underlined post-transmittal text changes
appearing below, and on page 1 of the Exhibit "A" accompanying the Adoption Ordinance. This
modification provides additional clarity for receiving TDR density in the Urban designated area.
a. Up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit (transferable
development right) per acre from lands located within one mile of the Urban Boundary and
designated as Rural Fringe Mixed Use District Sending Lands, except in the case of
properties that straddle the Urban Residential Fringe and the Rural Fringe Mixed Use
Sending Lands designations, and meet the other Density Blending criteria provided for in
subsection 5.2 of the Density Rating System, which may achieve an additional maximum
density of up to 1.3 units per gross acre for all lands designated as Urban Residential Fringe
via the transfer of up to 1.3 dwelling units (transferable development rights) per acre from
lands located within one mile of the Urban Boundary and designated as Rural Fringe
Mixed Use District Sending Lands; or,
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COMPREHENSIVE PLANNING STAFF RECOMMENDATION TO THE CCPC:
That the CCPC forward petition CP-2006-11 to the BCC with a recommendation to adopt, except the
provisions for increasing. the size of MUAC No.7, and as modified by the underlined post-transmittal
text changes appearing above, and on page 1 of the Exhibit "A" accompanying the Adoption
Ordinance.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION:
That the BCC adopt each of the six parts proposed in petition CP-2006-11 (vote: 8/0) as recommended
by the EAC, subject to an additional modification, as reflected by the underlined post-transmittal text
changes appearing below, and on page 5 of the Exhibit "A" accompanying the Adoption Ordinance.
h. When located in a District other than the Urban Industrial District, the Business Park must have
direct access to a road classified as an arterial in the Transportation Element, except that a Business
Park in Section 14, Township 50 South, Range 26 East may have access to an arterial road via The
Lords Way. provided it meets Countv road right-of-way standards for a business park.
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9/27/2011 Item 17.8.
COMPREHENSIVE PLANNING STAFF RECOMMENDATION TO THE BCC:
That the BCC adopt each of the six parts proposed in petition CP-2006-11 as modified by the
underlined post-transmittal text changes appearing a':1ove, and on pages 1 and 5 of the Exhibit "A"
accompanying the Adoption Ordinance, and transmit the adopted amendment to the Department of
Economic Opportunity.
PREPARED BY: Corby Schmidt, AlCP, Principal Planner
Comprehensive Planning Section
Growth Management Division - Planning and Regulation
Attachments within Agenda Central: 1) BCC Adoption Executive Summary; 2) Adoption Ordinance,
including Exhibit "A" Text per 911/2011CCPC consent & Exhibit "A" Activity Center Map (MUAC
No.7); 3) CCPC Adoption Staff Report; 4) EAC Adoption Staff Report
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9/27/2011 Item 17.8.
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ac. ment: a e s owmg roposa s. emar s an ta ecommen atlons
PROVISION EXISTING PROPOSED REMARKS RECOMMENDATION
Just 507.8 ac
Maximum 2.5 DU/acre 2.8 DU/acre would be To Adopt
Residential Density - eligible to receive - eligible to receive developed with Modification
(utilizing TDRs) in URF in URF with residentially Recommended by CCPC
receiving "lift" . 432.4 in
residential tracts
. 36.6 MUAC
residential
. 38.8 in
residential!
medical uses I
tract
Native Vegetation/ 25% NV in Urban Under 25% NV - . 25% of Urban
Habitat portion Urban portion Preserve is 72.4 To Adopt
Retention / 60% NV in Rural 100% NV- ae. of 289.7 NV as Transmitted
Preservation portion Undeveloped Rural . 60% of
FLUE - Required portion - Rural
Preservation Area Preservation Area Preserve is
with "shift" 847.2 ae. of
1.412 NV
1.0 DU/TDR per 1.3 DUs/TDRs per
Maximum Use of acre acre Overall Density To Adopt
TDRs -eligible to transfer - eligible to transfer would be 0.78 as Transmitted
into URF from into URF from DUs/acre (gross)
Sending Lands Sending Lands
within 1 mile of within 1 mile of
URF boundary URF boundary,
with "lift"
Supply of 887,962
Acreage Allowed 27.5 acres 36.6 acres sq. ft. / Demand To Adopt
for Southeast for 143,645 sq. ft. as Transmitted
Quadrant of = Market factor of
MUAC No.7 6.18
(Supply = 618 %
of Demand)
Provides additional
Direct Access for The Lord's Way The Lord's Way benefits for access To Adopt with
Business Park onto does not provide would provide to both Collier Modification
Arterial Roadway such access by such access with Boulevard and the Recommended by CCPC
FLUE provisions new provision future Benfield
Road
Native Vegetation/ 25% NV in Urban 25% - X = Urban . Urban Preserve To Adopt
Habitat portion NV would be 47.2 as Transmitted
Retention / 60% NV in Rural 60% + 2X =Rural ae.
Preservation portion NV . Rural Preserve
CCME - Preserved - Preserved with would be 1,342
i "shift" ac.
G:\CDES Planning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\2006 Cycle Petitions\CP.2006-11 FLUE-CCME Hacienda Lakes of
Naples\Adoption Executive Summaries\CP-06-11 Hacienda Lakes EX SUM Adoption_3.docx
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9/27/2011 Item 17.8.
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.B.
Item Summary: Note: This item is being continued from the September 27,2011 BCC
meeting to the October 11, 2011 BCC meeting. Recommendation to Approve Growth
Management Plan Amendment Petition CP-2006-11, David Torres, for Hacienda Lakes of
Naples, LLC (Adoption Hearing).
Meeting Date: 9/27/2011
Prepared By
Name: KendallMarcia
Tit]e: Planner, Senior, Comprehensive Planning
8/31/2011 12:55:12 PM
Submitted by
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Title: Planner, Principa],Comprehensive Planning
Name: SchmidtCorby
8/31/2011 12:55:]3 PM
Approved By
Name: LorenzWilliam
Title: Director - CDES Engineering Services, Comprehensive
Date: 9/112011 8:53:55 AM
Name: PuigJudy
Tit]e: Operations Ana]yst, CDES
Date: 9/6/2011 2:11 :44 PM
Name: BosiMichae]
Tit]e: Manager - P]anning,Comprehensive Planning
Date: 9/15/2011 9:00:38 AM
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Name: WeeksDavid
Title: Manager - P]anning,Comprehensive Planning
Date: 9/15/2011 11:59:31 AM
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9/27/2011 Item 17.8.
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Name: MarcellaJeanne
Title: Executive Secretary,Transportation Planning
Date: 9/15/2011 1:18:57 PM
Name: AshtonHeidi
Title: Section ChieflLand Use-Transportation, County Attor
Date: 9/16/2011 2:42:17 PM
Name: IsacksonMark
Title: Director-Corp Financial and Mgmt Svs,CMO
Date: 9/16/2011 4:23:50 PM
Name: KlatzkowJeff
Title: County Attorney,
Date: 9/19/2011 4:02:52 PM
Name: FederNorman
Title: Administrator - Growth Management Div,Transportati
Date: 9/20/2011 7:25:19 AM
Name: OchsLeo
Title: County Manager
Date: 9/20/2011 8:34:24 AM
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9/27/2011 Item 17.8.
ORDINANCE NO. 2011-
AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS AMENDED,
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY
PROVIDING FOR: AMENDMENTS TO THE FUTURE LAND USE
ELEMENT, AND FUTURE LAND USE MAP AND MAP SERIES AND THE
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
SPECIFICALL Y TO ADD ACREAGE TO THE URBAN MIXED USE
ACTIVITY CENTER #7; TO ALLOW ACCESS TO A BUSINESS PARK
SUBDISTRICT THROUGH THE LORD'S WAY; TO INCREASE DENSITY
IN THE URBAN RESIDENTIAL FRINGE SUBDISTRICT AND TO ALLOW
FOR THE TRANSFER OF NATIVE VEGETATIVE RETENTION FROM THE
URBAN AREA TO THE SENDING AREA AND INCREASE THE 60% CAP
ON NATIVE VEGETATION IN THE TOTAL PROJECT AREA
DESIGNATED AS SENDING AREAS; AND FURTHERMORE
RECOMMENDING ADOPTION TRANSMITTAL OF THE AMENDMENTS
TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY;
PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE
DATE.
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, David Torres, of Hacienda Lakes of Naples, LLC, Dwight Nadeau, of
R W A, Incorporated, and Richard Y ovanovich, Esquire of Coleman, Y ovanovich, and Koester,
P.A. requested amendments to the Future Land Use Element and the Future Land Use Map and
Map Series, and the Conservation and Coastal Management Element of the Growth Management
Plan to reconfigure the boundary and size of the Southeast Quadrant of Mixed Use Activity
Center No.7 (Rattlesnake Hammock Road and Collier Boulevard) to increase the maximum
allowable density that may be achieved within the Urban Residential Fringe Subdistrict (URF)
.-... portion of a project lying in more than one Future Land Use designation through enhanced
Words struek tHroUgR are deletions; words underlined are additions; 1
* * * * indicate page breaks * * * *
Petition No. CP-2006-11 .
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9/27/2011 Item 17.8.
utilization of eligible Transferable Development Rights (TDRs); provide a definitive access
provision for a Business Park located in the URF portion of a project; and to allow for native
vegetation preservation in the URF portion of a project to be shifted to the Rural Fringe Mixed
Use District (RFMUD) Sending lands portion of the project when the required amount of native
vegetation preservation proportionally increased in the Sending lands portion of the project as
they relate to proposed Hacienda Lakes Development of Regional Impact (DRI) and Mixed Use
project Planned Unit Development (MPUD) requests. The property is located in Sections 11, 12,
13, 14,23,24 and 25, Township 50 South, Range 26 East, and Sections 19 and 30, Township 50
South, Range 27 East, consisting of 2,262::: acres; and
WHEREAS, Collier County did submit these Growth Management Plan amendments to
the Department of Community Affairs for preliminary review on March 31, 2011; and
WHEREAS, the Department of Community Affairs did review the amendments to the
Future Land Use Element and Future Land Use Maps and Map Series, and the Conservation and
Coastal Management Element to the Growth Management Plan and transmitted its findings in
writing to Collier County within the time provided by law; and
WHEREAS, Collier County has 60 days from receipt of the Objections,
Recommendations, and Comments Report from the Department of Community Affairs to adopt,
adopt with changes or not adopt the proposed amendments to the Growth Management Plan; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and did hold public hearings concerning the adoption of the Future
Land Use Element and, the Conservation and Coastal Management Element to the Growth
Management Plan on September 13, 2011; and
WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of these amendments, including the following: the Collier County
Staff Report; the documents entitled Collier County Growth Management Plan Amendments and
other documents, testimony and information presented and made a part of the record at the
meetings of the Collier County Planning Commission held on July 21,2011, and August 4,2011,
and the Collier County Board of County Commissioners held on September 13,2011; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
Words struek through are deletions; words underlined are additions;
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Petition No. CP-2006-11
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9/27/2011 Item 17.8.
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SECTION ONE:
ADOPTION OF AMENDMENTS TO THE GROWTH
MANAGEMENT PLAN.
The Board of County Commissioners hereby adopts these amendments to the Future
Land Use Element and the Conservation and Coastal Management Plan Element, in accordance
with Section 163.3184, Florida Statutes. The text and maps of the amendments are attached
hereto as Exhibit "A" and are incorporated by reference herein.
SECTION TWO:
SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
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on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commence before it has
become effective. If a final order of noncompliance is issued by the Administration Commission,
this amendment may nevertheless be made effective by adoption of a resolution affirming its
effective status, a copy of which resolution shall be sent to the state land planning agency
PASSED AND DULY ADOPTED by the Boarg of County Commissioners of Collier
County, Florida this day of ,2011.
ATTEST:
DWIGHT E. BROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
, Deputy Clerk
BY:
FRED W. COYLE, Chairman
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Petition No. CP-2006-l1
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9/27/2011 Item 17.8.
Approved as to form and
legal sufficiency:
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Heidi Ashton-Cicko
Assistant County Attorney
Section Chief, Land Use/Transportation
CP\1 O-CMP-00788\44
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Petition No. CP-2006-11
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9/27/2011 Item 17.8.
CP-2006-11
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Exhibit A
PART ONE of SIX:
Future Land Use Element
I. URBAN DESIGNATION
[Insert new language - FLUE Page 29]
A. Urban Mixed Use District
2. Urban Residential Fringe Subdistrict:
The purpose of this Subdistrict is to provide transitional densities between the Urban Designated Area
and the Agricultural/Rural Area and comprises approximately 5,500 acres and 5% of the Urban Mixed
Use District. Residential land uses may be allowed at a maximum base density of 1.5 units per gross
acre, plus any density bonus that may be achieved via CCME Policy 6.2.5 (6) b.1., ef and either "a" or
"b" below:
E:.
Up to U LQ units per gross acre via the transfer of up to one l1..:..Ql dwelling unit (transferable
development rioht) per acre from lands located within one mile of the Urban Boundary and
designated as Rural Fringe Mixed Use District Sending Lands. except in the case of properties
that straddle the Urban Residential Frinoe and the Rural Frinoe Mixed Use Sendino Lands
desionations. and meet the other Density Blendino criteria provided for in subsection 5.2 of the
Density Ratino System. which may achieve an additional maximum density of UP to 1.3 units
per oross acre for all lands desianated as Urban Residential Frinae via the transfer of UP to 1.3
dwellino units (transferable development riohts) per acre from lands located within one mile of
the Urban Boundary and desionated as Rural Frinoe Mixed Use District Sendino Lands; or, ffi
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b. !n the case of properties specifically identified below, a density bonus of up to 6.0 additional
units per gross acre may be requested for projects providing affordable-workforce housing
(home ownership only) for low and moderate income residents of Collier County, pursuant to
Section 2.06.00 of the Land Development Code, or its successor ordinance, except as
provided for in p:lr:lgr:lph "e" below. Within the Urb:ln ROE:identi::11 Fringe, rezone requestE: :Ira
not subject to the density r:lting E:ystom, oxcept as specifically provided in e. below. but :Ire
eubjact to the following conditione:
Within the Urban Residential Frinoe. rezone reouests are not subiect to the density ratino system.
except as specifically provided below for the Affordable-workforce Housino Density Bonus. All
rezones are encouraoed to be in the form of a planned unit development. Proposed development in
the Subdistrict shall be fully responsible for all necessary water manaoement improvements. includino
the routinq of all on-site and appropriate off-site water throuoh the proiect's water manaoement
system. and a fair share cost of necessary improvements to the CR 951 canal/out-fall system made
necessary by new development in the Subdistrict.
a. All rezonee :Ire encour:lged to be in the form of a planned unit development;
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Words underlined are added. words struok through are deleted.
Row of asterisks (** *** **** *** **) denotes breaks in text.
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9/27/2011 Item 17.8.
CP-2006-11
b. Proposed development in the :m:l:3 shall be fully rcspom:ible for :311 neoessary water m:3n:3gement ~
improvements, including the routing of all on site and appropriate off site 't.'ater through the project's
''''':3ter man:3gement system, and :3 bir sh:3re cost of neceGG:3!)' impro'/ements to the CR 951
can:3l.'out bll system made neosss:3!)' by new development in the are:3; :3nd,
e,. Properties eligible for the Affordable-workforce Housing Density Bonus (home ownership only) will
be specifically identified herein. The actual number of bonus units per gross acre shall be reviewed
and approved in accordance with the conditions and procedures set forth in Section 2.06.00 of the
Land Development Code, except that, Section 2.06.03 shall not apply, and the number of dwelling
units required to be sold to buyers earning 80% or less of Collier County's median income, as
calculated annually by the Department of Housing and Urban Development (HUD), shall be at least
thirty percent (30%).
The following properties are eligible for an Affordable-workforce Housing Density Bonus (home
ownership only) of up to 6.0 additional dwelling units per acre.
1. Property located on the East side of Collier Boulevard (C.R. 951), approximately...
PART TWO of SIX:
I. URBAN DESIGNATION
[Insert new language - FLUE Pages 51 - 53]
B. DENSITY RATING SYSTEM
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5. Density Blending:
This provision is intended to encourage unified plans of development and to preserve wetlands,
wildlife habitat, and other natural features that exist within properties that straddle.the Urban Mixed
Use and Rural Fringe Mixed Use Districts or that straddle Receiving and Neutral Lands within the
Rural Fringe Mixed Use District. In the case of such properties, which were in existence and under
unified control (owned, or under contract to purchase, by the applicant(s)) as of June 19, 2002, the
allowable gross density for such properties in aggregate may be distributed throughout the project,
regardless of whether or not the density allowable for a portion of the project exceeds that which is
otherwise permitted, when the following conditions are met:
* ** *** **** *** ***** *** **** *** ** *
2. Density Blending Conditions and Limitations for Properties Straddling the Urban Residential
Fringe Sub-District and Rural Fringe Mixed Use District Sending lands:
(a) The project must straddle the Urban Residential Fringe Sub-District and the Rural
Fringe Mixed Use District Sending Lands;
(b) The project in aggregate must be a minimum of 400 acres;
(c) At least 25% of the project must be located within the Urban Residential Fringe Sub-
District. The project must extend central water and sewef wastewater treatment
facilities (from the urban designated portion of the project) to serve the entire project,
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Words underlined are added, words struck through are deleted.
Row of asterisks (** *** **** *** **) denotes breaks in text.
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9/27/2011 Item 17.8.
CP-2006-11
(d)
(e)
unless alternative interim se'Ner nnd water and wastewater treatment provisions are
authorized by Collier County;
The Project is currently zoned or will be zoned PUD;
The density to be shifted to the Sending Lands from the Urban Residential Fringe is to
be located on impacted or disturbed lands, or it is demonstrated that the development
on the site is to be located so as to preserve and protect the highest quality native
vegetation and/or habitat on-site and to maximize the connectivity of such native
vegetation and/or wildlife habitat with adjacent preservation and/or habitat areas;
Native veQetation shall be preserved as follows:
(f)
ill
The Urban portion of the project shall comply with the native vegetation
requirements identified in the Conservation and Coastal Management Element
(for Urban designated lands), or in the case of projects where the native
veqetation requirement for the Sendino Lands portion of the project is the
maximum required 60 percent of the total Sendino Land area, in order to
promote qreater preservation of the hiqhest qualitv wetlands and listed species
habitat. the required native veqetation for the Urban portion of the proiect may
be shifted bv providino native veoetation preservation in the Sendino Lands
portion of the proiect exceedino the 60% maximum preservation requirement as
set forth in subsection (2) below. The ratio for such native veoetation
preservation shall be two acres of Sendinq Lands (exceedinq the 60%
maximum preservation requirement) for each acre below the required amount
of native veoetation for the Urban portion of the proiect. In no instance shall
less than 10 percent of the required amount of native veqetation be retained in
the Urban portion of the project. Siqnificant Archeoloqical Sites identified bv the
State of Florida Division of Historic Resources shall be preserved and cannot
be mitiqated for. For those bnds within the project dC5ign:Jted :JS Sending, the
nntive voget:Jtion preserv:Jtion requirement sh:J1I be 90% of the n:Jtive
'1eget:Jtion, not to exceed 60% of the tot:J1 project :Jren decign:Jted as Sending.
VVotl:Jnd :Jre:Jc th:Jt :Jre imp:Jcted through the development process, but 'J'ihich
result in enh:Jnced wetland function, including h:Jbit:Jt :Jnd/or flo'v".t'N:JYc, ch:J1I be
considered :JS p:Jrt of the n:Jtive veget:Jtion requirement cet forth in thic
provision :Jnd sh:J1I not be considered :JS imp:Jcted :Jre:Js. These wetbnd :Jre:JE:
:Jnd/or flo'.w/:JYs m:JY be uced for '.'I:Jter ctor:Jge provided that the lJ.':Jter
discharged in thece are:JE: is pre treated.
m For those lands within the proiect desiqnated as Sendino, the native veqetation
preservation requirement shall be 90% of the native veoetation, not to exceed
60% of the total project area desiqnated as Sendino. unless the provisions
found in subsection (1) above are met.
.Ql Wetland areas that are impacted throuoh the development process. but which
result in enhanced wetland function, includinq habitat and/or flowwavs. shall be
considered as part of the native veqetation requirement set forth in this
provision and shall not be considered as impacted areas. These wetland areas
and/or flowwavs may be used for water storaqe provided that the water
discharqed in these areas is pre-treated.
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9/27/2011 Item 17.8.
CP-2006-11
,,-...,
(g) Permitted uses for density blending under this provIsion include residential
development and associated amenities, including golf courses meeting the criteria for
golf courses within the Neutral area. This provision is not intended to eliminate any
uses permitted within the applicable underlying land use designation.
PART THREE of SIX:
B. DENSITY RATING SYSTEM:
[Insert new language - FLUE Page 50]
2. Density Bonuses
Consistency with the following characteristics may add to the base density. Density bonuses
are discretionary, not entitlements, and are dependent upon meeting the criteria for each
bonus provision and compatibility with surrounding properties, as well as the rezone criteria in
the Land Development Code.
f. Transfer of Development Rights Bonus
To encourage preservation/conservation of natural resources, density transfers are permitted
as follows:
(c) From Sending Lands located within one mile of the Urban Boundary into lands
designated Urban Residential Fringe, at a maximum density increase of one (1) unit
per gross acre, except for properties that straddle the Urban Residential Frinae and the
Rural Frinae Mixed Use Sendina Lands desianations, and meet the other Densitv
Blendina criteria provided for in subsection 5.2 of the Densitv Ratina System. which
may transfer TORs from Sendina Lands located within one mile of the Urban Boundarv
into lands desianated Urban Residential. Frinae. at a maximum density increase of 1.3
units per aross acre.
~
PART FOUR of SIX:
URBAN DESIGNATION
C.
Urban Commercial Subdistrict
[amend lan~uage - FLUE Pages 56-57]
1. Mixed Use Activity Center Subdistrict
2. The allowable land uses for a Master Planned Activity Center shall be the same as for
other designated Activity Centers; however, a Master Planned Activity Center
encompassing the majority of the property in two or more quadrants shall be afforded
the flexibility to redistribute a part or all of the allocation from one quadrant to another,
to the extent of the unified control. The maximum amount of commercial uses allowed
- 4 -
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.-.
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9/27/2011 Item 17.8.
CP-2006-11
~
at Activity Center #3 (Immokalee Road and Collier Boulevard) is 40 acres per quadrant
for a total of 160 acres maximum in the entire Activity Center; .the balance of the land
area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers.
The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake
Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the
northeast quadrant may have a total of 59 acres and the southeast auadrant may have
a total of 49.2 acres, for a total of 4+9 188.2 acres maximum in the entire Activity
Center;
FUTURE LAND USE MAP SERIES
[amend in order]
Activity Center NO.7 - Rattlesnake Hammock Road and Collier Boulevard Mixed Use Activity Center
· amend inset map depicting new MUAC boundary, instead of revision to the Future Land Use
Element Countywide FLUM.
PART FIVE of SIX:
URBAN DESIGNATION
[Insert new language - FLUE Pages 31-32]
A. Urban Mixed Use District
.-
4. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-industrial
uses, designed in an attractive park-like environment with low structural density where building
coverage ranges between 25% to 45% and where landscaped areas provide for buffering and
enjoyment by the employees and patrons of the park. Business Parks shall be allowed as a
Subdistrict in the Urban-Mixed Use District, Urban Commercial District and Urban Industrial District
and may include the general uses allowed within each District, the specific uses set forth below, and
shall comply with the following general conditions:
* ** *** **** *** ***** *** **** *** ** *
h. When. located in a District other than the Urban Industrial District, the Business Park must have
direct access to a road classified as an arterial in the Transportation Element. except that a
Business Park in Section 14. Township 50 South, Ranae 26 East may have access to an arterial
road via The Lords Way Drovided it meets Countv road riaht-of-wav standards for a business
Dark.
-5-
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9/27/2011 Item 17.8.
CP-2006-11
PART SIX of SIX:
...-......
Conservation and Coastal Manaaement Element
[Insert new language - CCME Pages 18-21]
GOAL 6:
OBJECTIVE 6.1 :
Policy 6.1.1:
For the County's Urban Designated Area, Estates Designated Area, Conservation Designated Area,
and Agricultural/Rural Mixed Use District, Rural-Industrial District and Rural-Settlement Area District
as designated on the FLUM, native vegetation shall be preserved through the application of the
following preservation and vegetation retention standards and criteria, unless the development occurs
within the Area of Critical State Concern (ACSC) where the ACSC standards referenced in the Future
Land Use Element shall apply. Notwithstanding the ACSC requirements, this policy shall apply to all
non-agricultural development except for single-family dwelling units situated on individual parcels that
are not located within a watershed management conservation area identified in a Watershed
Management Plan developed pursuant to policies supporting Objective 2.1 of this Element.
Coastal High Hazard Non-Coastal High Hazard Area
Area
Residential and Mixed Less than 2.5 acres 10% Less than 5 acres. 10%
Use Development Equal to or greater Equal to or greater than 5 acres
than 2.5 acres 25% and less than 20 acres. 15%
Equal to or
greater than 20 ac. 25%
Golf Course 35% 35%
Commercial and Less than 5 acres. 10% Less than 5 acres. 10%
Industrial Equal to or greater Equal to or
Development than 5 acres. 15% greater than 5 acres. 15%
Industrial 50%, not to exceed 25% 50%, not to exceed 25% of the
. Development (Rural- of the project site. project site.
Industrial District only)
~
The following standards and criteria shall apply to the vegetation retention requirements referenced
above.
* ** *** **** *** ***** *** **** *** ** *
~ In order to promote areater preservation of the hiahest aualitv wetlands and listed species
habitat the reauired native veaetation for the Urban portion of the proiect may be shifted by
providina native veaetation preservation in the Sendina Lands portion of the proiect exceedina
the 60% maximum preservation reauirement found in Density Blendina provisions of the FLUE
for proiects that:
- 6-
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Row of asterisks (** *** **- *** **) denotes breaks in text.
,......""
Packet Page -2631-
9/27/2011 Item 17.8.
CP-2006-11
.-..
(a)
(b)
Are under unified control.
Straddle the Urban Residential Frinoe and the Rural Frinqe Mixed Use Sendinq Lands
desiqnations, and.
Meet the maximum required 60 percent preservation requirement for the Sendina
Lands portion of the proiect.
(c)
The preservation ratio shall be two acres of Sendino Lands (exceedinq the 60% maximum
preservation reauirement) for each acre below the required amount of native veqetation for the Urban
portion of the proiect. In no instance shall less than 10 percent of the required amount of native
veqetation be retained in the Urban portion of the proiect. Siqnificant Archeoloqical Sites identified bv
the State of Florida Division of Historic Resources shall be preserved and cannot be mitioated for.
.-.
G:\CDES Pianning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\2006 Cycle Petitions\CP-2006-11 FLUE-CCME
Hacienda Lakes of NapleslAdoption Exhibit A's\CP-06-11 BCC Adoption Exhibit A.docx
- 7-
.-.
Words underlined are added, words struck through are deleted.
Row of asterisks (** *** **** *** **) denotes breaks in text.
Packet Page -2632-
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'8'L~ we~1 ~ ~O(,/L(,/6
9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. 9A
,......""
c::;.o~-y c::;.oUnLY
.... ~.-
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
MEETING OF JULY 21,2011
The purpose of this Staff Report is to bring petition CP-2006-11 forward to the Collier County Planning
Commission (CCPC) to consider proposed amendments to the Growth Management Plan. The
CCPC reviewed CP-2006-11 previously for Transmittal on January 20, 2011.
Collier County held its other Transmittal hearings for CP-2006-11 , the Hacienda Lakes of Naples GMP
amendment, on December 1, 2010 (EAC, Environmental Advisory Council) and, February 8, 2011
(BCC, Board of County Commissioners). The respective Transmittal recommendations/actions are
presented below.
Within the CCPC binder containing staff documents, you will find the Transmittal EAC staff report and
Transmittal CCPC staff report, which provide staff's detailed analysis of this petition. The respective
Transmittal recommendations/actions are presented below.
CP-2006-11 is companion to Hacienda Lakes' Development of Regional Impact (DRI) and Mixed Use
Planned Unit Development (MPUD) requests [DRI-2006-AR-10147 and PUDZ-2006-AR-10146].
~
PROPOSED AMENDMENT
PETITION CP-2006-11, Amendments to the Conservation and Coastal Manaqement Element, Future
Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan, to
reconfigure the boundary and increase the size of the Southeast Quadrant of Mixed Use Activity
Center No.7 (Rattlesnake Hammock Road and Collier Boulevard); increase the maximum allowable
density that may be achieved within the Urban Residential Fringe Subdistrict (URF) portion of a
project lying in more than one Future Land Use designation through enhanced utilization of eligible
Transferable Development Rights (TORs); provide a definitive access provision for a Business Park
located in the URF portion of a project; and, allow for native vegetation preservation in the URF
portion of a project to be shifted to the RFMUD Sending Lands portion of the project when the
required amount of native vegetation preservation is proportionally increased in the Sending Lands
portion of the project - as they relate to proposed Hacienda Lakes Development of Regional Impact
(DRI) and Mixed Use Planned Unit Development (MPUD) requests, consisting of approximately 2,262
acres located east of Collier Boulevard (CR 951), with frontages on Collier Boulevard and Rattlesnake
Hammock Road Extension (a.k.a., entrance to Swamp Buggy Days PUD's Florida Sports Park), in
Sections 11, 12, 13, 14,23,24, and 25, Township 50 South, Range 26 East, and Sections 19 and 30,
Township 50 South, Range 27 East, Collier County, Florida. Petitioner: David Torres, for Hacienda
Lakes of Naples, LLC.
..-..
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9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. 9A
TRANSMITTAL ACTIVITIES
~
STAFF RECOMMENDATION: Transmit specific portions of the proposed amendment, and not to
Transmit the portion proposing expansion of the Mixed Use Activity Center, to DCA - as they appear
in "ATTACHMENT HL-2" of the CCPC Transmittal Staff Report.
EAC RECOMMENDATION: Transmit to DCA (vote: 3/0).
CCPC RECOMMENDATION: Transmit each of the six parts proposed in petition CP-2006-11,
including the portion proposing expansion of the Mixed Use Activity Center, to DCA (vote: 9/0) - as
they appear in Collier County Resolution 11-32 Exhibit A.
The CCPC also directed that the following requirements/stipulations be to be met before a
recommendation is proffered or action is taken on the Adoption of CP-2006-11. These
requirements/stipulations also appear in the BCC Transmittal Executive Summary.
1. Prior to, or at the time of Adoption hearing before the CCPC, documentation shall be presented to
show and confirm accessibility to those parcels located within project boundaries that may be
owned by other parties and otherwise landlocked. Provisions regarding this aspect are found in
companion materials: Section 16, Leaal Access in proposed Development Order (beg. pg. 43)
and, Section 12, Consistencv with the Local Comorehensive Plan (beg. pg. 40), esp. subsection
(F). See a/so, Sheets 3 through 7 of the MPUOIORI Master Plan map set for both existing and
proposed access easements. This stipulation is adequately addressed in companion MPUD
Ordinance Exhibits or related Hacienda Lakes materials. It is no lonaer necessary to retain it
throuah Adoption.
2. Prior to, or at the time of Adoption hearing before the CCPC, cross-sections and other design""""'"
information for The Lord's Way shall be presented to show and confirm preliminary plans for the
types of improvements needed to ensure accessibility to the proposed location for the Business
Park by business, semi-industrial and industrial vehicles and traffic.
The project team provides the following response: "Please refer to Exhibit C of the MPUD
Ordinance Exhibits that has been modified to reflect the potential future public roadway
corridor. The Lord's Way is located along the mid-line of the West Y2 of Section 14. The
warranty deed recorded in O.R. 1069, Pg. 2187 granted an easement for public access and
the. placement of utilities on 30 feet at the north boundary of the North Y2 of the Southwest J4 of
Section 14. These are thirty feet south of the midline. With respect to the north side, between
50'-55' was reserved for right-of-way during the last modification to the First Assembly
Ministries PUD."
Based on the documents submitted by the project team, Hacienda Lakes has a 30 ft. road
easement for The Lord's Way. The dedication over Tracts A and G in The Lord's Way PUD have
not been made to the County. In addition, there is a 170 ft. gap at the FPL easement (Tract B)
between Tracts A and G of the PUD. There is no dedication requirement over Tract B in the PUD.
It has not yet been determined whether a 3D-foot road easement meets County standards for a
County-approved public street. There could be another 30-foot easement on the north part of The
Lord's Way but this has not been demonstrated to date.
~
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9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. 9A
--..
Cross-sections and other design information presented thus far propose a roadway design
intended to match existing conditions on the westerly portion of The Lord's Way [from its existing
terminus on the east side of Celebration Blvd. to the east into Hacienda Lakes]. Preliminary plans
did not provide the types of improvements needed to ensure accessibility to the business park by
business, semi-industrial and industrial vehicles and traffic [or to the potential travel trailer and
recreational vehicle park]. But certain land uses could not be developed in the project without
these assurances.
The Hacienda Lakes project team approaches this impediment by keeping their options open and
adding the subsection entitled The Lord's Way Access Improvements to Companion MPUD,
Exhibit B, Development Standards (beg. pg. 29). Staff recognizes the subsection, but finds it
deficient as currently written to cover all proposed development scenarios. Staff recommends
remedial modifications to correct this problem in the evaluation of Exhibit B in companion review
materials. By adoption of these recommendations. it would no 10nQer be necessary to
retain this stipulation throuQh Adoption.
3. Prior to, or at the time of Adoption hearing before the CCPC, documentation shall be presented to
show and confirm accessibility, by easement or other access and development rights, to those
parcels comprising the privately owned rights-of-way located within project boundaries, and west
of the project boundaries that may be owned by other parties. Provisions regarding this aspect
are found in companion materials: Section 16, Leaal Access in proposed Development Order
(beg. pg. 43) and, Section 12, Consistencv with the Local Comprehensive Plan (beg. pg. 40), esp.
subsection (F). See also, Sheets 3 through 7 of the MPUDIDRI Master Plan map set for both
existing and proposed access easements. This stipulation is adequately addressed in companion
MPUD Ordinance Exhibits or related Hacienda Lakes materials. It is no 10nQer necessary to
retain it throuQh Adoption.
.--.
The BCC further directed that the following requirements/conditions, or something similar, shall be
placed in the eventual and subsequent companion PUD rezone and/or in the eventual and
subsequent companion DRI, whichever is deemed more appropriate:
1. Prior to the issuance of the first residential Development Order in the Hacienda Lakes MPUD, the
Base TDR Credits and Early Entry TDR Bonus Credits shall be severed and redeemed from all
Sending Lands to be preserved within one mile of the Urban Residential Fringe and the filing of
executed Limitation of Development Rights Agreement(s) shall occur for these same lands.
Provisions regarding this aspect are found in Section VIII, Plannina. in MPUD Ordinance Exhibits
(beg. pg.47 of 48) and in companion materials: Section 17, Plannina, in proposed Development
Order (beg. pg. 44) and, Section 12, Consistencv with the Local Comprehensive Plan (beg. pg.
40). This condition is adequately addressed in companion MPUD Ordinance Exhibits or related
Hacienda Lakes materials. It is no 10nQer necessary to retain it throuQh Adoption.
2. A permanent conservation mechanism, including Limitation of Development Rights Agreement(s),
[shall] be attached/applied to all Sending Lands to be preserved beyond one mile of the Urban
Residential Fringe prior to final approval of the first Site Development Plan (SDP) for the Hacienda
Lakes project. Provisions regarding this aspect are found in Section Vfll, Plannina, in MPUD
Ordinance Exhibits (beg. pg.47 of 48) and in companion materials: Section 17, Plannina. in
proposed Development Order (beg. pg. 44) and, Section 12, Consistency with the Local
Comprehensive Plan (beg. pg. 40); look for consistent use of correct conservation "mechanism"
terminology. This condition is adequately addressed in companion MPUD Ordinance Exhibits or
.-..... related Hacienda Lakes materials. It is no 10nQer necessary to retain it throuQh Adoption.
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9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. 9A
3. The land uses that are expressly allowed by Ordinance No. 84-26 for the Swamp Buggy [Days]
"PUD for Recreation and Sports Park" shall be superseded and otherwise incorporated into the
Hacienda Lakes PUD and use of the shooting range or "target range" currently on-site shall be
discontinued and mav be replaced by an indoor facility for rifles, pistols, shotguns, and any other
firearms. The outdoor facility shall cease use or operation no later than the time when any
development or construction activity begins to occur within range or trajectory of such target
range. The indoor facility Gh::l:Il begin use and operation prior to ocoup::mcy permitc being iccued
for habitable buildings located within r::mgo or trajeotory of said t3:rget r:J.ngo. Provisions regarding
this aspect are found in companion materials: FINDINGS OF FACT Section, in proposed
Development Order (beg. pg. 4). [Stricken statement is recommended to be withdrawn from this
requirement - staff] This stipulation is adequately addressed in companion MPUD Ordinance
Exhibits or related Hacienda Lakes materials. It is no lonaer necessary to retain it throuah
Adoption.
,......""
All six (6) of the above stipulations were [are] appropriate to include during CCPC Adoption
consideration [of CP-2006-11] and subsequent PUDZ, DRI and development order approval. They
were [are] not intended to appear within the GMP as part of this proposed amendment, but have been
incorporated into companion Hacienda Lakes materials, as noted by the individual entries above.
BCC ACTION: Transmit to DCA (vote: 5/0), per CCPC recommendation, including the six (6)
requirements above.
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS (DCA) OBJECTIONS, RECOMMENDATIONS
AND COMMENTS (ORC) REPORT
~
After review of Transmitted GMP amendments, the Florida Department of Community Affairs (DCA)
renders an Objections, Recommendations and Comments (ORC) Report. Only Objections can form
the basis of a non-compliance determination, unless the adopted amendments vary significantly from
those Transmitted.
DCA raises no Obiections in their April 21. 2011 ORC Report for GMP amendment CP-2006-11. One
state agency, the Florida Department of Transportation (FDOT), provides two (2) comments. The
entire ORC Report, which includes comments from other state and regional review agencies, is
included in the CCPC binder containing staff documents.
FDOT comments:
.
Since the impacts of the GMP amendments are based solely upon the analysis of the DRI, the
department recommends that policy be included in the GMP that limits the development to
a level based upon the facility analysis that was conducted for the DR!. [emphasis added]
.
Since the GMP amendments are based solely upon the analysis of the DRI, the department
requests that the GMP [amendment] approval be contingent upon the applicant establishing
an approved mitigation plan for all affected state roadway facilities. [emphasis added]
.-....
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9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GM P Amendment - Adoption Hearing
AGENDA ITEM No. 9A
.-..
Staff Response to FOOT Comments:
With regard to the first FOOT Comment - Suggesting a GMP Policy be part of these amendments to
limit development to levels found in Facilities' Analysis - It is uncommon to insert this type of provision
in the GMP. Primarily, since the CP-2006-11 group of amendments does not produce a new
Subdistrict into which such policy would be inserted, it is difficult to determine just where such Policy
should best appear. Secondarily, PUO materials are a more appropriate destination for inserting such
policy or provision.
Through adoption of a number of conditions recommended with the companion PUOZ, development
will be limited to a level based upon the facility analysis that was conducted for the OR!.
With regard to the second FDOT Comment - Suggesting that GMPA approval be contingent on a
mitigation plan approved by FOOT for affected State roadway facilities - It has been explained how
the extent of such affect or such mitigation is not vast. The effects appear to be insubstantial or
cosmetic in nature, and the mitigation activities are correspondingly minor and surticial. Actual
changes may amount to no more than extending certain pavement markings (paint) that delineate turn
lanes where FOOT jurisdiction applies. If it can be shown that the regional impact of this project rises
to a level that dictates certain roadway improvements - such as materially increasing the length of
turn lanes - then contributing to such improvements would be expected as part of mitigation plans.
Here again, PUD materials are a more appropriate destination for inserting such policy or provision.
--
County Transportation Planners continue to work with the Hacienda Lakes project team to resolve
transportation issues. All aspects of mitigation are being resolved in the PUD, and all MPUO
Ordinance Exhibits illustrating such mitigation will be in place and part of the record as adopted by the
Board of County Commissioners (BCC). Transportation commitments are also to be reflected in the
DRI [and its accompanying Development Order documents], except in those instances where the DRI
monitoring schedule might govern the timing of completion of those commitments differently. These
items will cover FOOT concerns and conditions.
CP-2006-11 is companion to the Hacienda Lakes' DRI and MPUD requests and as such, under
Florida Administrative Code - Rule 9J-11, is exempt from the twice per year Plan amendment
limitation.
The ordinance proposed for adoption includes text and map exhibits for this petition; those exhibits
(text modified but map unchanged since BCC Transmittal) are located within the ccpe binder
containing staff documents.
ADOPTION ACTIVITIES
Subsequent to Transmittal hearings, the review of companion petitions for the MPUD, DR! and its
associated Development Order raised an additional issue, as follows:
This issue concerns the ability to receive TOR density in Business Park acreage in the Urban
Designated Area of the project, and decidedly needs additional clarity in new FLUE language. These
text modifications are made part of the staff recommendation for the Adoption of CP-2006-11, as
shown [double-underlinedl in the FLUE excerpt, already shown as modified in Transmittal [by stFike-
through/underlinel, below.
----
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packetpage-2638-
9/27/2(;11 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples 8M P Amendment - Adoption Hearing
AGENDA ITEM No. 9A
Future Land Use Element
[Insert new language - FLUE Page 29]
,......""
I. URBAN DESIGNATION
A. Urban Mixed Use District
2. Urban Residential Fringe Subdistrict:
The purpose of this Subdistrict is to provide transitional densities between the Urban Designated Area
and the Agricultural/Rural Area and comprises approximately 5,500 acres and 5% of the Urban Mixed
Use District. Residential land uses may be allowed at a maximum base density of 1.5 units per gross
acre, plus any density bonus that may be achieved via CCME Policv 6.2.5 (6) b.1.. ~ and either "a"
or "b" below:
a. Up to ~ 1,Q unit per gross acre via the transfer of up to one ~ dwelling unit (transferable
development riaht) per acre from lands located within one mile of the Urban Boundary and
designated as Rural Fringe Mixed Use District Sending Lands. except in the case of properties
that straddle the Urban Residential Frinae and the Rural Frinae Mixed Use Sendina Lands
desianations. and meet the other Density Blendina criteria provided for in subsection 5.2 of the
Density Ratina System. which may achieve an additional maximum density of UP to 1.3 units per
aross acre for all lands desianated as Urban Residential Frinae via the transfer of UP to 1.3
dwellina units (transferable development riahts) per acre from lands located within one mile of the
Urban Boundary and desianated as Rural Frinae Mixed Use District Sendina Lands; or,
~
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
..-..
-6-
Packet Page -2639-
.-.
~,
.-,
9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. 9A
STAFF RECOMMENDATION: Adoot as modified by the rdouble-underlinedl post-transmittal text
changes appearing above regarding the provisions that address receiving TOR density in Business
Park acreage in the URF, except for Activity Center expansion. More specifically, staff's
recommendation for the individual parts of the proposal are shown in the figure below.
PROVISION EXISTING PROPOSED REMARKS RECOMMENDATION
Just 507.8 ac
would be
developed
residentially To ADOPT
2.8 DU/acre . 432.4 in WITH MODIFICATION
Maximum 2.5 DU/acre - eligible to receive residential tracts Providing Additional
Residential Density - eligible to receive in URF with . 36.6 MUAC Clarity for Receiving
(utilizing TDRs) in URF receiving "lift" residential TDR Density in the
. 38.8 in Urban Designated Area
residentiall
medical uses
tract
25% NV in Urban Under 25% NV - . 25% of Urban
Native Vegetationl portion Urban portion Preserve is 71.7
Habitat 60% NV in Rural 100% NV- ac. of 286.8 NV To ADOPT
Retention I portion Undeveloped Rural . 60% of Rural as Transmitted
Preservation portion - Preserve is
FLUE - Required Preservation Area 848.4 ac. of
Preservation Area with "shift" 1,414 NV
1.0 DUff DR per 1.3 DUsffDRs per
acre
acre - eligible to transfer
-eligible to transfer into URF from Overall Density To ADOPT
Maximum Use of into URF from Sending Lands would be 0.78 as Transmitted
TDRs Sending Lands within 1 mile of DUslacre (gross)
within 1 mile of
URF boundary URF boundary,
with "lift"
Supply of 887,962 '
sq. ft. I Demand for
Acreage Allowed 143,645 sq. ft. =
for Southeast 27.5 acres 36.6 acres Market factor of NOT TO ADOPT
Quadrant of MUAC I 6.18
No.7 I (Supply = 618 % of
Demand)
Provides additional
The Lord's Way The Lord's Way benefits for access
Direct Access for to both Collier To ADOPT
Business Park onto does not provide would provide such Boulevard and the as Transmitted
Arterial Roadway I such access by access with new future Benfield
I FLUE provisions provision Road
Native Vegetationl 25% NV in Urban 25% - X = Urban . Urban Preserve
NV would be 40.8
Habitat portion 60% + 2X =Rural To ADOPT
Retention I 60% NV in Rural ac. as Transmitted
Preservation portion I NV . Rural Preserve
I - Preserved with would be 1 ,395
CCME - Preserved
"shift" ac.
- 7-
Packet Page -2640-
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
PREPARED BY:
h
I
T, AICP, PRING PAL PLANNER
lanning Section
Land Developm nt Services Department
Growth Manage ent Division - Planning & Regulation
!
DATE:
APPROVED BY:
~/~ DATE:
MIKE BOSI, AICP, COMPREHENSIVE PLANNING MANAGER
Comprehensive Planning Section
Land Development Services Department
Growth Management Division - Planning & Regulation
APPROVED BY:;:r- ~
W~NZ, PE, DIRECTOR
Land Development Services Department
Growth Management Division - Planning & Regulation
'7
AP~~ED BY: /~>
(0 (// /~~
L-/ j P/Jr./1 ~ //
NICK,.JtASALANGUIDA,
Growth Management Divi~
/~/
INISTRATOR
- lanning & Regulation
DCA Ref. No. - Collier County 11 D-1
- 8 -
Packet Page -2641-
9/27/2011 Item 17.8.
AGENDA ITEM No. 9A
,..-..
5 \ Jrk \ \
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7-0G- I(
DATE: 7 -6-t'j
DATE:
~
7- 6 ~J I
I'~.
9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. VI A.
.-.
-y Co-w."f"1t:y
III..... ..........
STAFF REPORT
ENVIRONMENTAL ADVISORY COUNCIL
MEETING OF JUNE 1, 2011
The purpose of this Staff Report is to bring petition CP-2006-11 forward to the Environmental Advisory
Council (EAC) to consider proposed amendments to the Growth Management Plan. The EAC
reviewed CP-2006-11 previously for Transmittal on December 1, 2010.
Collier County held further Transmittal hearings for CP-2006-11, the Hacienda Lakes of Naples GMP
amendment, on January 20, 2011 (CCPC, Collier County Planning Commission) and, February 8,
2011 (BCC, Board of County Commissioners).
Within the EAC binder containing staff documents, you will find the Transmittal EAC Staff Report,
Transmittal CCPC Staff Report and BCC Transmittal Executive Summary which provide staff's
detailed analysis of this petition. The respective Transmittal recommendations/actions are presented
below.
.-..
CP-2006-11 is companion to Hacienda Lakes' Development of Regional Impact (DRI) and Mixed Use
Planned Unit Development (MPUD) requests [DRI-2006-AR-10147 and PUDZ-2006-AR-10146].
PROPOSED AMENDMENT
PETiTION CP-2006-1i, Amendments to the Conservation and Coastal Manaqement Element, Future
Land Use Element and Future Land Use MaD and Map Series of the Growth Management Plan, to
reconfigure the boundary and increase the size of the Southeast Quadrant of Mixed Use Activity
Center No.7 (Rattlesnake Hammock Road and Collier Boulevard); increase the maximum allowable
density that may be achieved within the Urban Residential Fringe Subdistrict (URF) portion of a
project lying in more than one Future Land Use designation through enhanced utilization of eligible
Transferable Development Rights (TDRs); provide a definitive access provision for a Business Park
located in the URF portion of a project; and, allow for native vegetation preservation in the URF
portion of a project to be shifted to the RFMUD Sending Lands portion of the project when the
required amount of native vegetation preservation is proportionally increased in the Sending Lands
portion of the project - as they relate to proposed Hacienda Lakes Development of Regional Impact
(DRr) and Mixed Use Planned Unit Development (MPUD) requests, consisting of approximately 2,262
acres located east of Collier Boulevard (CR 951), with frontages on Collier Boulevard and Rattlesnake
Hammock Road Extension (a.k.a., entrance to Swamp Buggy Days PUD's Florida Sports Park), in
Sections 11,12,13,14,23,24, and 25, Township 50 South, Range 26 East, and Sections 19 and 30,
Township 50 South, Range 27 East, Collier County, Florida. Petitioner: David Torres, for Hacienda
Lakes of Naples, LLC.
~
Packet Page -2642-
9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. VI A.
TRANSMITTAL ACTIVITIES
,......""
STAFF RECOMMENDATION: Transmit specific portions of the proposed amendment, and not to
Transmit the portion proposing expansion of the Mixed Use Activity Center, to DCA - as they appear
in "ATTACHMENT HL-2" of the CCPC Transmittal Staff Report.
EAC RECOMMENDATION: Transmit to DCA (vote: 3/0).
CCPC RECOMMENDATION: Transmit each of the six parts proposed in petition CP-2006-11,
including the portion proposing expansion of the Mixed Use Activity Center, to DCA (vote: 9/0) - as
they appear in Collier County Resolution 11-32 Exhibit A.
The CCPC also directed that certain requirements/stipulations be met before a recommendation is
proffered or action is taken on the Adoption of CP-2006-11. These requirements/stipulations appear in
the BCC Transmittal Executive Summary.
These stipulations are appropriate to include during CCPC Adoption consideration [of CP-2006-11] or
subsequent Development Order approval. They are not intended to appear within the GMP as part of
this proposed amendment, but to make the petitioner aware of the County's concerns and position.
BCC ACTION: Transmit to DCA (vote: 5/0), per CCPC recommendation, including the CCPC's six (6)
requirements above.
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS (DCA) OBJECTIONS, RECOMMENDATIONS
AND COMMENTS (ORC) REPORT:
,-...."
After review of Transmitted GMP amendments, the Florida Department of Community Affairs (DCA)
renders an Objections, Recommendations and Comments (aRC) Report. Only Objections can form
the basis of a non-compliance determination, unless the adopted amendments vary significantly from
those Transmitted. If an Objection is not adequately addressed when Adopted, then the DCA may
(presumably will) find the amendment to be "Not in Compliance" with Florida Statutes, and issue a
Notice of Intent (NOI) to indicate such noncompliance. The County may respond to the ORe Report
in one of four ways at Adoption:
1. not modify the amendment, but provide additional explanation of what the amendment is about, its
purpose, what it will achieve [appropriate if we believe DCA simply does not understand/has
misunderstood the amendment] andlor provide additional data and analysis to support the
amendment; or
2. modify the amendment, so as to address the ORC issue; or,
3. modify the amendment, and provide additional explanation and/or provide additional data and
analysis; or,
4. not adopt the amendment.
DCA raises no Obiections in their April 21. 2011 ORC Report for GMP amendment CP-2006-11. One
State agency, the Florida Department of Transportation (FDOT), provides two (2) comments. The
entire ORC Report, which includes comments from other State and regional review agencies, is
included in the EAC binder containing staff documents.
CP-2006-11 is companion to the Hacienda Lakes' DRI and MPUD requests and as such, under
Florida Administrative Code - Rule 9J-11, is exempt from the twice per year Plan amendment ~
limitation.
PacketPage-2643-
9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. VI A
.-...
The ordinance proposed for adoption includes text and map exhibits for this petition; those exhibits
(text modified but map unchanged since BCC Transmittal) are located within the EAC binder
containing staff documents.
ADOPTION ACTIVITIES
Subsequent to Transmittal hearings, the review of companion petitions for the DRI and its associated
Development Order raised additional issues. These post-transmittal issues are not environmental in
nature. These issues relate to future attendance and traffic at attractions and recreational facilities
that may be located in the project and, to incorporating features into the project to further diminish
reliance on vehicular trips and demonstrate energy conservation. Revisions to the Development
Order document may be necessary to account for any changes made to the companion DRI or PUDZ
properly.
One issue, concerning the ability to receive TDR density in Business Park acreage in the Urban
Designated Area of the project, decidedly needs additional clarity in new FLUE language. These text
modifications are made part of the staff recommendation for the Adoption of CP-2006-11, as shown
[double-underlined] in the FLUE excerpt, shown as modified [by strike through/underlinel in
Transmittal, below.
Future Land Use Element
[Insert new language - FLUE Page 29]
.-...
I. URBAN DESIGNATION
A. Urban Mixed Use District
2. Urban Residential Fringe Subdistrict:
The purpose of this Subdistrict is to provide transitional densities between the Urban Designated Area
and the Agricultural/Rural Area and comprises approximately 5,500 acres and 5% of the Urban Mixed
Use District. Residential land uses may be allowed at a maximum base density of 1.5 units per gross
acre, plus any density bonus that may be achieved via CCME Policy 6.2.5 (6) b.1.. -Bf- and either "a"
or "b" below:
a. Up to 6a .1Q unit per gross acre via the transfer of up to one iLQ} dwelling unit (transferable
development riaht) per acre from lands located within one mile of the Urban Boundary and
designated as Rural Fringe Mixed Use District Sending Lands, except in the case of properties
that straddle the Urban Residential Frinae and the Rural Frinae Mixed Use Sendina Lands
desianations, and meet the other Density Blendino criteria provided for in subsection 5.2 of the
Density Ratino System. which may achieve an additional maximum density of UP to 1.3 units per
aross acre for all lands desianated as Urban Residential Frinae via the transfer of UP to 1.3
dwellino units (transferable development riohts) per acre from lands located within one mile of the
Urban Boundary and desionated as Rural Frinoe Mixed Use District Sendina Lands; or,
.-.
Packet Page -2644-
9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. VI A.
STAFF RECOMMENDATION: Adopt as modified by the fdouble-underlinedl post-transmittal text
changes appearing above regarding the provisions that address receiving TDR density in Business ,......""
Park acreage in the URF, except for Activity Center expansion. More specifically, staffs
recommendation for the individual parts of the proposal are shown in the figure below.
PROVISION EXISTING PROPOSED REMARKS RECOMMENDATION
Just 507.8 ac
would be
developed
residentially To ADOPT
2.8 DU/acre . 432.4 in WITH MODIFICATION
Maximum 2.5 DU/acre - eligible to receive residential tracts Providing Additional
Residential Density - eligible to receive in URF with . 36.6 MUAC Clarity for Receiving
(utilizing TDRs) in URF receiving "lift" residential TDR Density in the
. 38.8 in Urban Designated Area
residential/
I medical uses
tract
25% NV in Urban Under 25% NV - . 25% of Urban
Native Vegetation/ portion Urban portion Preserve is 71.7
Habitat 60% NV in Rural 100% NV- ac. of 286.8 NV To ADOPT
Retention / portion Undeveloped Rural . 60% of Rural as Transmitted
Preservation - Required portion - Preserve is
FLUE Preservation Area Preservation Area 848.4 ac. of
with "shift" 1,414 NV
1.0 DU/TDR per 1.3 DUs/TDRs per
acre
acre - eligible to transfer
-eligible to transfer
Maximum Use of into URF from into URF from Overall Density To ADOPT
TDRs Sending Lands Sending Lands would be 0.78 as Transmitted
within 1 mile of within 1 mile of DUs/acre (gross)
URF boundary URF boundary,
with "lift"
Supply of 887,962
sq. ft. / Demand for
Acreage Allowed 143,645 sq. ft. =
for Southeast 27.5 acres 36.6 acres Market factor of NOT TO ADOPT
Quadrant of MUAC 6.18
No.7 (Supply = 618 % of
Demand)
Provides additional
The Lord's Way The Lord's Way benefits for access To ADOPT
Direct Access for to both Collier As Transmitted -
Business Park onto does not provide would provide such Boulevard and the Conditional
Arterial Roadway such access by access with new future Benfield Recommendation
FLUE provisions provision Road
Native Vegetation/ 25% NV in Urban 25% - X = Urban . Urban Preserve
NV would be 40.8
Habitat portion 60% + 2X =Rural To ADOPT
Retention / 60% NV in Rural ac. as Transmitted
Preservation portion NV . Rural Preserve
CCME - Preserved - Preserved with would be 1,395
"shift" ac.
A
Packet Page -2645-
~
~
9/27/2011 Item 17.8.
CP-2006-11 Hacienda Lakes of Naples GMP Amendment - Adoption Hearing
AGENDA ITEM No. VI A.
Staff's present recommendation however, is conditionaL
~.
The three companion petitions are inextricably linked. Changing part of one petition's content will
likely dictate changes to another petition's content. The same cause and effect relationships exist
between the staff recommendations for the three companion petitions. Adoption recommendations
are contingent on the outcomes of companion DRI and PUDZ petitions.
Additional contingencies are expected to affect each of the components of the Hacienda Lakes
proposal with changes during final Adoption considerations.
PREPARED BY:
C~bv1 !,~lvm,d \
CORBY SCHfv1IDT, AICP, PRINCIPAL PLANNER
Comprehensive Planning Section
Land Developnhent Services Department
Growth Managbment Division - Planning & Regulation
\
DATE: j{ 0 Mew 1,
r \
\J
APPROVED BY:
~ L~~~
-C-C'1 MIKE BOSI, AICP, COMPREHENSIVE PLANNING MANAGER
, Comprehensive Planning Section
~ Land Development Services Department
Growth Management Division - Planning & Regulation
DATE:
5 -I/.- fI
A~PROVED BY:
"'" '_"';;',_,,~:"'~,,'"U' .k''',,-" "~'" ",,-- ~
DATE:
WHCLlAM LORENZ, PE, DIRECTOR
Land Development Services Department
Growth Management Division - Planning & Regulation
APPROVED BY: / '/"'
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.-r'lNICK CASALAI'3GUIDA, DEPUTY ADMINISTRATOR
Growth Management Division - Planning & Regulation
DATE:
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G:\CDES Planning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\2006 Cycle Petitions\CP-2006-11
FLUE-CCME Hacienda Lakes of Naples\Adoption Staff Reports\CP-06-11 Adptn Stff Rprt USED for June 01 EAC.docx
.-.
Packet Page -2646-
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9/27/2011 Item 17.8.
PUBUC NOTICE PUBUC NOTICE PUBUC NOTICE
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCE
~
Notice is henlby given that the Colier County Board of County CommlS8ioners will hold a public hearing on
Tuesday, September 27, 2011 in the Board of County Commissioners Chambers, Third Floor, Collier County
Govemment Center, 3299 E. Tamiami Trail, Naples, FL The meeting will commence at 9:00 A.M.
The purpose of the hearing is to consider a recommendation 011 adoption of amendments to the Future Land
Use Element and Future ~ Use Map and Map Series and the Conservation and Coastal Management Ele-
ment of the Growth Management Plan. The Ordinance title Is as follows:
ORDINANCE NO. 2011-_
AN ORDINANCE AMENDING Qf'1DINANCE NO. 89-05, Jl.S AMENDED. THE COWER COUNTY
GROWTH MANAGEMENT PlAN. FOR THE UNINCORPORATED AREA OF COWER COUNTY.
flORIDA BY PROVIDING FOR: AMENDMENTS TO 'THE FUTURE LAND USE ELEMENT, AND FU-
TURE LAND USE MAP AND MAP SERIES .AND THE CONSERVATION AND COASTAL. MANAGE-
MENT ELEMENT SPECIFICALLY TO ADO ACREAGE TO 'THE URBAN MIXED USE ACTIVITY CEN-
TER #7; TO ALLOW ACCESS ro A BUSINESS PARK SUBDtSTRlCT'THROUGH THE LORD'S WAY;
TO INCREASE DENSITY IN THE URBAN RESIDENTIAL FRINGE SUBDISTRICT AND TO AU.DW
FOR THE TRANSFER OF NATIVE VEGETATIVE RElENllON FROM 'THE URBAN AREA TO THE
SENDING AREA AND INCREASE THE 60% CAP ON NATIVE VEGETATION IN THE TOTAL. PROJ-
ECT AREA DESIGNATED AS SENDING AREAS; AND FURTHERMORE RECOMMENDING ADOP-
TlON TRANSMITTAL OF THE AMENDMENTS TO 'THE FLORIDA DEPARTMENT OF ECONOMIC
OPPORnJNITY, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE.
,
CP-2006-1'. a petition requesting amendments to the Future land Use Element {FlUB and Future Land Use
MaD and Man Series 'FLUM\. and Conservation and Coastal Management Element (CCME), . of the Growth
Management Plan, to reconfigure the boundery and increase the 8lze of the Southeast Quadrant of Mixed Use
Activtty Center No. 7 (Rattlesnake Hammock Road and Collier Boulevard); Incruase the maximum allowable
density that may be achieved within the Urban Residential Fringe Subdistrict (URF) portion of a project lying in ..
more than one Future Land Use deslgnation through enhanced utilization of eligible Transferable Development
Rights (TORs); Provide a definitive access provision for a Business Park located in the URF portion of a project;
and, Allow for Native Vegetation Preservation in the URF portion of a project to be shlftectto the RFMUD Send- .
jog Lands portion of the project when the required amount of Native Vegetation PregeMltion is proportionally
increased in the Sending Lands portion of the project - as they I8Iate to proposed Hacienda Lakes Develop-
mant.of Regional Impact (DRI) and Mixed Use Planned Unit Development (MPUO) requests. The property is
located In Sections 11;12, 13, 14, 23, 24 af1d 25. Township 50 South; Range 26 East, and Sections 19 and 30;
Township 50 South, Range 27 East. consisting of 2,262:1: acres. ADOPTlON HEARING [Coordinator: Corby
Schmidt, Principal Planner} (Companion Petitions DRI-2006-AR-10147 and PUDZ-2006-AR-10146)
,......""
CITY
OF
""u:s
S.R. - 84 1-75
CP-2006-11
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All interested parties are invited to appear and be heard. Copies of the proposed Growth Management Plan
Amendment will be made available for inspection at the Land Development Services Dept., Comprehensive
Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M.. Monday
through Friday. Furthermore the materials will be made available for inspection at the Collier County Clerk's
Office, Fourth Floor. Collier County Government Center, 3299 East Tamiami Trail, Suite, 401 Naples, one week
prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Com-
prehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Twsday,
September 27, 2011, will be read and consideled at the publiC hearing.
If a person decides to appeal any decision made by the Collier County Bolll'd o~ County Commissioners
with respect to any matter considered at such meeting or hearing. he will need a record of that proceeding,
and for such purpose he may need to ensure that a verbatim record of the proceedings is made, which record
includes the testimony and evidence upon which the appeal is to be b8sed.
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 Tamiaml Trail East. Suite 101. Naples. Fl 34112-5356,
(239) 252 -8380. at least two days prior to the meeting. Assisted listening devices for the hearing impaired are
available in the Board of County Commissioners OffICe. . .
BOARD OF COUNTY COMMISSIONERS
COWER COUNTY. FLORIDA
FRED W. COYLE. CHAIRMAN
DWIGHT E. BROCK, CLERK
By: Teresa Polaski Deputy Clefk (SEAL)
----.
No. 231182592
Seotember 7 2011
.)~;-c.'.
~
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Packet Page -2647-