BCC Minutes 03/05/2019 W (Growth & Development) March 5, 2019
1
MINUTES OF THE COLLIER COUNTY BOARD OF COUNTY
COMMISSIONERS WORKSHOP MEETING
Naples, Florida, March 5, 2019
LET IT BE REMEMBERED the Board of County Commissioners in and for the
County of Collier, having conducted business herein, met on this date at 1:00 PM in a
WORKSHOP SESSION in Building “F” of the Government Complex, Naples, Florida
with the Following members present:
Chairman: William L. McDaniel, Jr.
Vice Chairman: Burt Saunders
Donna Fiala
Andy Solis
Penny Taylor
ALSO PRESENT: Leo Ochs, County Manager
Nick Casalanguida, Deputy County Manager
Jeff Klatzkow, County Attorney
Troy Miller, TV Operations Manager
Thaddeus Cohen, GMD Department Head
Geoffrey Willig, Operations Analyst
Mike Bosi, Zoning Division Director
COLLIER COUNTY
Board of County Commissioners
BCC/GROWTH & DEVELOPMENT
WORKSHOP AGENDA
Board of County Commission Chambers
Collier County Government Center
3299 Tamiami Trail East, 3rd Floor
Naples, FL 34112
March 05, 2019
9:00 AM
Commissioner William L. McDaniel, Jr., District 5 - Chair; CRAB Co-Chair
Commissioner Burt Saunders, District 3 – Vice-Chair
Commissioner Donna Fiala, District 1; CRAB Co-Chair
Commissioner Andy Solis, District 2
Commissioner Penny Taylor, District 4
Notice: All persons wishing to speak must turn in a speaker slip. Each speaker will receive no more than three (3) minutes.
Collier County Ordinance No. 2003-53 as amended by Ordinance 2004-05 and 2007-24, requires that all lobbyists shall,
before engaging in any lobbying activities (including but not limited to, addressing the Board of County Commissioners),
register with the Clerk to the Board at the Board Minutes and Records Department.
1. PLEDGE OF ALLEGIANCE
2. WORKSHOP TOPICS
2.A. Future Land Use/Build Out - Staff Presentation (Mike Bosi)
3. PUBLIC COMMENTS
4. ADJOURN
Inquiries concerning changes to the Board’s Agenda should be made to the County Manager’s Office at
252-8383.
March 5, 2019
2
Any persons in need of the verbatim record of the meeting may request a copy of the video
recording from the Collier County Communications and Customer Relations Department or view
online.
1. Pledge of Allegiance
The meeting was called to order at 9:00 a.m. and the Pledge of Allegiance was recited.
2. Workshop Topics
A. Future Land Use/Build Out - Staff Presentation (Mike Bosi)
Mr. Bosi presented the “Item Summary: Future Land Use/Build Out - Staff Presentation” and
associated PowerPoint highlighting:
That the data indicates the fastest growing periods for population increases in the
County occurred between the 1960’s and the 1980’s (126 – 180 % vs. 15 – 20% the
past 10 years).
There are approximately 500,000 persons in the area during peak times including
workers, full and part time residents (372,880 full time residents).
Projections indicate a population increase of 162,000 people over the next 20 years.
The Growth Management Plan has several underlying concepts including protection of
natural resource s ystems, coordination of land use and public facilities, management of
coastal development, provision of adequate and affordable housing, attainment of high
quality urban design, improved efficiency and effectiveness in the land use regulatory
process and protection of private property rights.
The County endorses smart growth principles such as: the preservation of open space,
farmland, natural beauty and critical environmental areas, obtaining predictable and
cost effective development, creating a range of housing opportunities, fostering
communities with a strong sense of place, encouraging stakeholder collaboration,
providing a variety of transportation choices and mixed land uses, utilizing compact
building design and creating walkable neighborhoods.
These principles yield the potential for sprawl, promote interconnectivity and reduce
vehicle miles traveled for goods and services, utilized multi modal transit opportunities
and allow for infill of higher densities at appropriate locations.
Other options include promoting vertical development where appropriate to increase
densities and net tax revenue.
Staff is recommending the following:
Completing the 4 major restudies currently underway in the County (Rural Fringe
Mixed Use District, Golden Gate Area Master Plan, Immokalee Area Master Plan and
the Rural Lands Stewardship Area).
Establishing a time frame to retest the assumptions being made and exploration of new
opportunities.
Developing a process for an appropriate frequency of updates, i.e. every 5 to 10 years.
During BCC comments, the following was noted:
That staff will provide an historic perspective on the evolution of future land use maps.
The need to ensure the data utilized in projections is as accurate as possible.
The need to balance developer wishes versus the County desires to ensure an
achievable marketable product is available (i.e. a demand for gated communities).
March 5, 2019
3
Achieving a goal of ensuring a product developed maintains long-term demand to
ensure the housing market remains viable (i.e. will gated communities be in demand in
the next 20 years).
Speakers
Neville Williams stated that the environmental issues need to be considered in any concepts and
expressed concern that lands in the eastern county were purchased for agriculture purposes and
now potentially being converted to residential uses. He recommended the County focus on infill
policies and imposes a 10-year moratorium on the RLSA development.
Patricia McNamara recommended that the County focus on redevelopment and address current
issues before permitting expanded development given the costs associated to address issues.
April Olson, Conservancy of SWFL referenced the Community Care Plan and people now prefer
traditional community neighborhoods and conservation of open space and expressed concern that
the County is not focused on the development of low density residential gated communities. These
uses tend to create environmental, traffic and water quality issues. There is an opportunity with
the RLSA to institute new design principles
Jeff Sender expressed concern on the traffic on roads and the impacts on residents including
emergency vehicle responses. He cautioned on the reliance on percentage statistics given a 12
percent increase may have a greater impact on services as the population grows (i.e. a 10 percent
increase for 50,000 persons vs. 350,000).
Doug Hartman noted that the 2002 character plan recommended smart growth which have not
been fully employed by the County as conventional gated communities are still being approved for
construction.
Ana Fedorento, recommended that consideration be given to changing the hearing notices from
newspaper to other forms of social media given the changes in technology. Indications are future
residents will be more apt to choose areas that incorporate green space and recreational areas.
Judith Hushon expressed concern that the current regulations do no promote smart growth,
community center oriented development. The County should focus on cluster type developments
and not the conversion of agriculture land to residential uses.
Diana Walsh League of Women Voters reported that the need to manage land as finite resource
and supports the Community Character Plan, Master Mobility Plan and smart growth principles.
Brad Cornell, Audubon of the Western Everglades expressed concern that there is no agency to
assume control of the sending lands in the RFMUD for those severing the 3rd and 4th credit. He
noted the RLSA in its current format as it is not an efficient use of land and does not the potential
for eliminate sprawl.
Jessica Crane supports the principles of the community character and master mobility plan and
endorses mixed use developments, bicycle and safety improvements.
Michelle Avola, Naples Pathway Coalition agrees that there is a need to develop walkable
sustainable communities and the County should be setting the course for developers to follow.
Rich Housk noted that the need to address non-motorized transportation as the only option for
some residents that have to travel throughout the area.
Joann Smallwood, Smallwood Design former member of Big Cypress provided an overview on
her father’s work (Frank Maloney) in the region who believed nothing should be built in spillways.
Dorothy Kuzneski noted that there is a need to focus on the infrastructure in the area.
Margaret Dietz noted that there is a need to establish limits to preserve the quality of life for
existing or future residents.
Solia Hernandez noted that there is a need to integrate affordable housing into developments
given the current shortage of stock in the area.
Meredith Budd, Florida Wildlife Federation stressed that the need to balance the human
March 5, 2019
4
population with the natural resources and wildlife habitat.
Leigh Kistler noted that there is a need to address current issues before moving forward and
permitting new development.
Break: 10:58 a.m.
Reconvened 11:12 a.m.
Commissioner Saunders left the meeting
The following was noted during BCC discussions:
That the goal is to balance the needs of developers while retaining the quality of life for all
in the area; a complete halt to development isn’t feasible.
It would be beneficial to investigate opportunities for transferring development rights
outside of areas of the RLSA to urban areas. Eliminating the closed system transfer rights
as opposed to bequeath rights on property in question with zoning changes.
The need to balance property rights and the marketplace as certain segments of the
population are not in favor or residing in areas of increased densities
Consideration should be given to “requiring” certain development standards instead of
“encouraging,” however, this may require changes in current language of GMP/LDC.
Ensuring certain individual property rights are maintained by structuring regulations and
reduce the potential for claims being asserted for taking property without due
compensation.
Revisit the Community Care Plan in conjunction with the 4 plan restudies underway.
Resist the temptation to allow deviations from the current regulations.
Consideration should be given to incorporating a section on a smart growth analysis in the
Executive Summaries brought forth to the BCC for development applications.
Mr. Ochs noted that there are potentially tools in place in the GMP and LDC for instituting
certain design standards such as smart growth principles.
3. Public Comment
None
*****
March 5, 2019
There being no further business for the good of the County,the meeting was adjourned by order
of the chair at 11:47 A.M.
COLLIER COUNTY BOARD OF
COUNTY : ' . ONERS
(" ?). 411 ' mr.:,.......„ 0„,64-. AA
..,-
Ch,'rman,William L. McDaniel,Jr.
ATTEST: •
CRYSTAL K.KINZEL, CLERK
b �o. C -
Attest as fc Chairman
signature only. r E,1 ,
These minutes appro d by the Board/Committee on h 1 41 1217‘4A
as presented V or as amended
5