Agenda 09/10/2019 Item #16A 1 (Advertising Public Hearing - LDC Amendments)Proposed Agenda Changes
Board of County Commissioners Meeting
September 10, 2019
Move Item 16H1 to Item 10B: Proclamation designating October 10, 2019 as Republic of China
(Taiwan) Day in Collier County. To be hand delivered by Commissioner Penny Taylor at the Taipei
Economic and Cultural Office in Miami, Florida on October 3, 2019. (Commissioner Saunders’
request)
Move Item 16A1 to Item 11C: Recommendation to
authorize staff to advertise for a future public hearing,
an ordinance amending the Land Development Code
related to the creation of separation standards for self-
storage buildings on U.S. 41 between the east side of
Airport-Pulling Road to the west side of Price
Street/Triangle Boulevard, pursuant to the
recommendations of the U.S. 41 Corridor Study.
(Commissioner Fiala’s request)
Move Item 16D15 to Item 11D: Recommendation to approve a Resolution superseding Resolution
No. 2016-140, establishing the Collier Area Transit Advertising Policy and Standards, Fee Policy,
and the Agreed Terms and Conditions for Advertising on Transit assets and facilities, to expand the
advertising policy, standards and fees to include digital advertising and a bench donation program,
as directed at the Board's July 9, 2019 meeting. (Commissioner Fiala’s request)
9/10/2019 8:46 AM
09/10/2019
EXECUTIVE SUMMARY
Recommendation to authorize staff to advertise for a public hearing on October 22, 2019, an
ordinance amending the Land Development Code related to the creation of separation standards
for self-storage buildings on U.S. 41 between the east side of Airport-Pulling Road to the west side
of Price Street/Triangle Boulevard, pursuant to the recommendations of the U.S. 41 Corridor
Study.
OBJECTIVE: Recommendation to authorize staff to advertise for a future public hearing, an ordinance
amending the Land Development Code related to the creation of separation standards for self -storage
buildings on U.S. 41 between the east side of Airport -Pulling Road to the west side of Price
Street/Triangle Boulevard, pursuant to the recommendations of the U.S. 41 Corridor Study.
CONSIDERATIONS: A segment of the U.S. 41 corridor, generally located between the intersection of
Airport-Pulling Road and Collier Boulevard, has been under much scrutiny in recent years. In April of
2010, the East Naples Foundation completed Vision for the East Trail Corridor (“Vision”), which was a
privately-initiated planning effort that resulted in the completion of a strategic plan for an approximately
14-mile stretch of the U.S. 41 corridor.
On December 13, 2016, the Board of County Commissioners (Board) expressed concern over the
proliferation of certain uses on U.S. 41 in this area of the U.S. 41 corridor. The Board considered
adopting a one-year moratorium for all development orders involving self-storage, gas stations, car
washes, and pawnshops on properties zoned General Commercial District (C -4) and Heavy Commercial
District (C-5) along U.S. 41, from the Palm Street/Commercial Drive intersection to the Price Street
intersection. However, rather than adopting a moratorium, the Board instead directed staff on February
14, 2017, to begin the process of developing a corridor study with the goal of obtaining community input
and creating incentives for the desired development types.
In April of 2018, Johnson Engineering, Inc. completed the U.S. 41 Corridor Study-Summary of Findings
and Recommendations to the Board (“Corridor Study”) on behalf of the County. The Corridor Study was
presented to and accepted by the Board on April 24, 2018. The length of U.S. 41 that was studied was
approximately 6.8 miles, which is shorter than the geographic area used in Vision. The public input
portion of the Corridor Study included three stakeholder outreach meetings and four public input
meetings. When reviewing image preference surveys, 67 percent of the public outreach meeting
respondents did not support self -storage facilities. As such, one of the recommendations of the Corridor
Study was aimed at further regulating this use. One recommendation suggested having a minimum
distance separation between new self-storage facilities, which according to the Corridor Study is “the
distance a pedestrian will typically walk comfortably within five minutes. This would relieve the sense of
proliferation by providing a separation that is consistent with the basic building block of a pedestrian
scale environment” (see page 54 of 161 of Attachment 2).
For this LDCA and in keeping with the Corridor Study, the proposed language requires a separation of a
quarter-mile between new and existing self-storage buildings. A distance waiver may be approved if an
adequate supply of neighborhood goods and services are available within a quarter -mile radius of a new
facility.
The waiver may also be approved for a self -storage facility if at least 25 percent of its gross floor area is
dedicated to a different principal use that is permitted in the Community Professional and General Office
District (C-1) or Commercial Convenience District (C -2) zoning district. Staff utilized the International
Council of Shopping Centers (ICSC) as a guide to determine the appropriate types of principal uses and
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related intensities that most closely aligns with the desired businesses. One ICSC category, neighborhood
center, includes convenience shopping for day-to-day needs with intensities that are less than 125,000
square feet, which generally translates to any permitted use in the C -1 or C-2 zoning district. Both the
Urban Land Institute (ULI) and ICSC are recognized resources that staff may use when evaluating market
studies in connection with Growth Management Plan (GMP) amendments.
The geographic area subject to this LDCA does not include the properties located within the Bayshore
Gateway Triangle Community Redevelopment Area or existing Planned Unit Developments (PUDs), a nd
this LDCA is only applicable to new self-storage buildings that are currently allowed as a permitted use in
the C-5 zoning district.
DEVELOPMENT SERVICES ADVISORY COMMITTEE-LAND DEVELOPMENT REVIEW
(DSAC-LDR) - RECOMMENDATION: In addition to several other minor changes, on March 21,
2019, the DSAC-LDR voted to recommend approval of the amendment, contingent upon the notification
area for the mailed notice be reduced from 1,320 feet to 500 feet. The current language in the LDC
reflects this recommendation; however, it was not fully implemented in the proposed language for the
administrative code. The administrative code will be updated when the resolution is presented to the
Board as a companion item to the LDCA.
DSAC - RECOMMENDATION: By a vote of 8-3, on May 1, 2019, the DSAC voted to recommend
approval of the amendment.
COLLIER COUNTY PLANNING COMMISSION (CCPC) - RECOMMENDATION: On May 16,
2019, the CCPC unanimously voted to recommend approval of the amendment.
FISCAL IMPACT: Staff anticipates no additional fiscal or operational impact to the County other than
the cost to advertise, which is $500.
GROWTH MANAGEMENT IMPACT: There is no growth management impact associated with this
action.
LEGAL CONSIDERATIONS: This item is approved as to form and legality. A majority vote is needed
to approve the advertising of the LDC amendment, but an affirmative vote of four will be needed to
approve the amendment at the advertised public hearing. (HFAC)
RECOMMENDATION: Recommendation to authorize staff to advertise for a public hearing on
October 22, 2019, an ordinance amending the Land Development Code related to the creation of
separation standards for self-storage buildings on U.S. 41 between the east side of Airport -Pulling Road
to the west side of Price Street/Triangle Boulevard, pursuant to the recommendations of the U.S. 41
Corridor Study.
Prepared By: Eric Johnson, AICP, CFM, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Draft Ordinance (PDF)
2. [Linked] Narrative_LDCA_Exhibits (08-01-2019) (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.1
Doc ID: 9225
Item Summary: Recommendation to authorize staff to advertise for a future public hearing, an
ordinance amending the Land Development Code related to the creation of separation standards for self-
storage buildings on U.S. 41 between the east side of Airport -Pulling Road to the west side of Price
Street/Triangle Boulevard, pursuant to the recommendations of the U.S. 41 Corridor Study.
Meeting Date: 09/10/2019
Prepared by:
Title: Planner, Principal – Zoning
Name: Eric Johnson
06/26/2019 10:07 AM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
06/26/2019 10:07 AM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 08/08/2019 3:44 PM
Zoning Jeremy Frantz Additional Reviewer Completed 08/15/2019 10:31 AM
Growth Management Department James C French Deputy Department Head Review Completed 08/18/2019 6:03 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 08/21/2019 4:49 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 08/27/2019 5:08 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 08/28/2019 7:31 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 08/28/2019 8:03 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 08/28/2019 8:25 AM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 08/29/2019 8:45 AM
Board of County Commissioners MaryJo Brock Meeting Pending 09/10/2019 9:00 AM
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ORDINANCE NO. 19 – ___
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 04-
41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT
CODE, WHICH INCLUDES THE COMPREHENSIVE LAND
REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, TO CREATE A MINIMUM SEPARATION
REQUIREMENT OF 1,320 FEET BETWEEN SELF-STORAGE
BUILDINGS ON U.S. 41, FROM THE EAST SIDE OF AIRPORT-
PULLING ROAD TO THE WEST SIDE OF PRICE STREET/TRIANGLE
BOULEVARD, AND TO CREATE A WAIVER PROCESS FROM THE
MINIMUM SEPARATION REQUIREMENTS UNDER CERTAIN
CIRCUMSTANCES, BY PROVIDING FOR: SECTION ONE, RECITALS;
SECTION TWO, FINDINGS OF FACT; SECTION THREE, ADOPTION
OF AMENDMENTS TO THE LAND DEVELOPMENT CODE, MORE
SPECIFICALLY AMENDING THE FOLLOWING: CHAPTER ONE –
GENERAL PROVISIONS, INCLUDING SECTION 1.08.02 DEFINITIONS;
CHAPTER TWO – ZONING DISTRICTS AND USES, INCLUDING
SECTION 2.03.03 COMMERCIAL ZONING DISTRICTS; CHAPTER 5 –
SUPPLEMENTAL STANDARDS, INCLUDING THE ADDITION OF
SECTION 5.05.16, SEPARATION OF SELF-STORAGE BUILDINGS;
AND CHAPTER 10 – APPLICATION, REVIEW, AND DECISION-
MAKING PROCEDURES, INCLUDING SECTION 10.03.06 PUBLIC
NOTICE AND REQUIRED HEARINGS FOR LAND USE PETITIONS;
SECTION FOUR, CONFLICT AND SEVERABILITY; SECTION FIVE,
INCLUSION IN THE COLLIER COUNTY LAND DEVELOPMENT CODE;
AND SECTION SIX, EFFECTIVE DATE. [PL20180003473]
Recitals
WHEREAS, on October 30, 1991, the Collier County Board of County Commissioners
adopted Ordinance No. 91-102, the Collier County Land Development Code (hereinafter LDC),
which was subsequently amended; and
WHEREAS, the Collier County Board of County Commissioners (Board) on June 22,
2004, adopted Ordinance No. 04-41, which repealed and superseded Ordinance No. 91-102, as
amended, the Collier County Land Development Code, which had an effective date of October
18, 2004; and
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WHEREAS, on March 18, 1997, the Board adopted Resolution 97-177 establishing local
requirements and procedures for amending the LDC; and
WHEREAS, all requirements of Resolution 97-177 have been met; and
WHEREAS, the Collier County Planning Commission, sitting as the land planning
agency, did hold an advertised public hearing on May 16, 2019, and reviewed the proposed
amendments for consistency with the Comprehensive Plan and did recommend approval; and
WHEREAS, the Board of County Commissioners, in a manner prescribed by law, did
hold an advertised public hearing on ________, 2019, and did take action concerning these
amendments to the LDC; and
WHEREAS, the subject amendments to the LDC are hereby determined by this Board to
be consistent with and to implement the Collier County Growth Management Plan as required
by Subsections 163.3194 (1) and 163.3202 (1), Florida Statutes; and
WHEREAS, this ordinance is adopted in compliance with and pursuant to the
Community Planning Act (F.S. § 163.3161 et seq.), and F.S. § 125.01(1)(t) and (1)(w); and
WHEREAS, this ordinance is adopted pursuant to the constitutional and home rule
powers of Fla. Const. Art. VIII, § 1(g); and
WHEREAS, all applicable substantive and procedural requirements of the law have
otherwise been met.
NOW, THEREFORE BE IT ORDAINED by the Board of County Commissioners of
Collier County, Florida, that:
SECTION ONE: RECITALS
The foregoing Recitals are true and correct and incorporated by reference herein as if
fully set forth.
SECTION TWO: FINDINGS OF FACT
The Board of Commissioners of Collier County, Florida, hereby makes the following
findings of fact:
1. Collier County, pursuant to § 163.3161, et seq., F.S., the Florida Community
Planning Act (herein after the “Act”), is required to prepare and adopt a comprehensive plan.
2. After adoption of the Comprehensive Plan, the Act and in particular §
163.3202(1). F.S., mandates that Collier County adopt land development regulations that are
consistent with and implement the adopted comprehensive plan.
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3. Section 163.3201, F.S., provides that it is the intent of the Act that the adoption
and enforcement by Collier County of land development regulations for the total unincorporated
area shall be based on, be related to, and be a means of implementation for, the adopted
comprehensive plan.
4. Section 163.3194(1)(b), F.S., requires that all land development regulations
enacted or amended by Collier County be consistent with the adopted comprehensive plan, or
element or portion thereof, and any land regulations existing at the time of adoption which are
not consistent with the adopted comprehensive plan, or element or portion thereof, shall be
amended so as to be consistent.
5. Section 163.3202(3), F.S., states that the Act shall be construed to encourage
the use of innovative land development regulations.
6. On January 10, 1989, Collier County adopted the Collier County Growth
Management Plan (hereinafter the “Growth Management Plan” or “GMP”) as its comprehensive
plan pursuant to the requirements of § 163.3161 et seq., F.S.
7. Section 163.3194(1)(a), F.S., mandates that after a comprehensive plan, or
element or portion thereof, has been adopted in conformity with the Act, all development
undertaken by, and all actions taken in regard to development orders by, governmental
agencies in regard to land covered by such comprehensive plan or element shall be consistent
with such comprehensive plan or element as adopted.
8. Pursuant to § 163.3194(3)(a), F.S., a development order or land development
regulation shall be consistent with the comprehensive plan if the land uses, densities or
intensities, and other aspects of development are compatible with, and further the objectives,
policies, land uses, densities, or intensities in the comprehensive plan and if it meets all other
criteria enumerated by the local government.
9. Section 163.3194(3)(b), F.S., states that a development approved or undertaken
by a local government shall be consistent with the comprehensive plan if the land uses,
densities or intensities, capacity or size, timing, and other aspects of development are
compatible with, and further the objectives, policies, land uses, densities, or intensities in the
comprehensive plan and if it meets all other criteria enumerated by the local government.
10. On October 30, 1991, Collier County adopted the Collier County Land
Development Code, which became effective on November 13, 1991. The Land Development
Code adopted in Ordinance 91-102 was recodified and superseded by Ordinance 04-41.
11. Collier County finds that the Land Development Code is intended and necessary
to preserve and enhance the present advantages that exist in Collier County; to encourage the
most appropriate use of land, water and resources consistent with the public interest; to
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overcome present handicaps; and to deal effectively with future problems that may result from
the use and development of land within the total unincorporated area of Collier County and it is
intended that this Land Development Code preserve, promote, protect and improve the public
health, safety, comfort, good order, appearance, convenience and general welfare of Collier
County; to prevent the overcrowding of land and avoid the undue concentration of population; to
facilitate the adequate and efficient provision of transportation, water, sewerage, schools,
parks, recreational facilities, housing and other requirements and services; to conserve,
develop, utilize and protect natural resources within the jurisdiction of Collier County; to protect
human, environmental, social and economic resources; and to maintain through orderly growth
and development, the character and stability of present and future land uses and development
in Collier County.
12. It is the intent of the Board of County Commissioners of Collier County to
implement the Land Development Code in accordance with the provisions of the Collier County
Comprehensive Plan, Chapter 125, Fla. Stat., and Chapter 163, Fla. Stat., and through these
amendments to the Code.
SECTION THREE: ADOPTION OF AMENDMENTS TO THE LAND DEVELOPMENT CODE
* * * * * * * * * * * * *
SUBSECTION 3.A. AMENDMENTS TO SECTION 1.08.02 DEFINITIONS
Section 1.08.02 Definitions, of Ordinance 04-41, as amended, the Collier County Land
Development Code, is hereby amended to read as follows:
1.08.02 Definitions
* * * * * * * * * * * * *
Self-storage buildings (applicable to LDC Sections 5.05.08 and 5.05.16 only): Buildings where
customers lease space to store and retrieve their goods; see NAICS 531130.
* * * * * * * * * * * * *
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SUBSECTION 3.B. AMENDMENTS TO SECTION 2.03.03 COMMERCIAL ZONING
DISTRICTS
Section 2.03.03 Commercial Zoning Districts, of Ordinance 04-41, as amended, the Collier
County Land Development Code, is hereby amended to read as follows:
2.03.03 Commercial Zoning Districts
* * * * * * * * * * * *
E. Heavy Commercial District (C-5). In addition to the uses provided in the C-4 zoning
district, the heavy commercial district (C-5) allows a range of more intensive commercial
uses and services which are generally those uses that tend to utilize outdoor space in
the conduct of the business. The C-5 district permits heavy commercial services such as
full-service automotive repair, and establishments primarily engaged in construction and
specialized trade activities such as contractor offices, plumbing, heating and air
conditioning services, and similar uses that typically have a need to store construction
associated equipment and supplies within an enclosed structure or have showrooms
displaying the building material for which they specialize. Outdoor storage yards are
permitted with the requirement that such yards are completely enclosed or opaquely
screened. The C-5 district is permitted in accordance with the locational criteria for uses
and the goals, objectives, and policies as identified in the future land use element of the
Collier County GMP.
1. The following uses, as identified with a number from the Standard
Industrial Classification Manual (1987), or as otherwise provided for within
this section are permissible by right, or as accessory or conditional uses
within the heavy commercial district (C-5).
a. Permitted uses.
* * * * * * * * * * * * *
111. Motor freight transportation and warehousing (4225, mini-
and self-storage warehousing only), subject to LDC section
5.05.16 for minimum separation requirements between
buildings).
* * * * * * * * * * * * *
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SUBSECTION 3.C. ADDITION OF NEW SECTION 5.05.16 SEPARATION OF SELF-STORAGE
BUILDINGS
Section 5.05.16 Separation of Self-Storage Buildings, of Ordinance 04-41, as amended, the
Collier County Land Development Code, is hereby added to read as follows:
5.05.16 Separation of Self-Storage Buildings
A. Purpose and Intent. The purpose of this section is to discourage the proliferation
of self-storage buildings along the segment of U.S. 41 defined in LDC section
5.05.06 B., in order to maximize or encourage a broad mix of principal uses that
will provide goods and services at the neighborhood level to the residents living
within or adjacent to the applicable area.
B. Applicability. This section shall apply to all new self-storage buildings proposed
on real property zoned C-5 and located adjacent to U.S. 41, between the east
side of Airport-Pulling Road to the west side of Price Street/Triangle Boulevard.
All outparcels within shopping centers that are adjacent to U.S. 41 within this
area shall be included. This section shall not apply to existing self-storage
buildings or self-storage buildings for which a SDP has been approved or a
completed SDP application has been filed and accepted as of the effective date
of this section.
C. Minimum Separation. A new self-storage building shall be located no closer than
a quarter-mile (1,320 feet) radius to an existing self-storage building, as
measured from property line to property line, unless a waiver to the separation
requirement is granted in conformance with LDC section 5.05.16 D. below.
D. Waiver of Separation Requirements.
1. The Office of the Hearing Examiner or the BZA may grant a waiver of all or
part of the minimum separation requirements of a proposed self-storage
building, if either of the following circumstances are met:
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a. Within a quarter-mile (1,320-foot) radius of the proposed self-
storage building, there are properties that have existing C-2 uses
or are zoned to permit C-2 uses; or
b. A minimum of 25 percent of the gross floor area of the proposed
self-storage building is dedicated to C-2 uses.
2. The Administrative Code shall establish the submittal requirements for a
self-storage building distance waiver request.
3. Additional conditions and considerations. The Hearing Examiner or the
BZA may add additional conditions to insure compatibility of the self-
storage building with the surrounding area or to further the purpose and
intent of this section.
* * * * * * * * * * * * *
SUBSECTION 3.D. AMENDMENTS TO SECTION 10.03.06 PUBLIC NOTICE AND
REQUIRED HEARINGS FOR LAND USE PETITIONS
Section 10.03.06 Public Notice and Required Hearings for Land Petitions, of Ordinance 04-41,
as amended, the Collier County Land Development Code, is hereby amended to read as
follows:
10.03.06 Public Notice and Required Hearings for Land Use Petitions
* * * * * * * * * * * * *
Z. Waiver of Separation Requirements for Self-Storage Buildings, pursuant to LDC
section 5.05.16.
1. The following advertised public hearing is required:
a. One Hearing Examiner hearing or BZA hearing.
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2. The following notice procedures are required:
a. Newspaper Advertisement prior to the advertised public hearing in
accordance with F.S. § 125.66.
b. Mailed Notice to all property owners within a 500-foot radius prior
to the advertised public hearing.
* * * * * * * * * * * * *
SECTION FOUR: CONFLICT AND SEVERABILITY
In the event that any provisions of this ordinance should result in an unresolved conflict
with the provisions of the Land Development Code (LDC) or Growth Management Plan (GMP),
the applicable provisions of the LDC or GMP shall prevail. In the event this Ordinance conflicts
with any other Ordinance of Collier County or other applicable law, the more restrictive shall
apply. 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 FIVE: INCLUSION IN THE COLLIER COUNTY LAND DEVELOPMENT CODE
The provisions of this Ordinance shall become and be made a part of the Land
Development Code of Collier County, Florida. The sections of the Ordinance may be
renumbered or re-lettered to accomplish such, and the word "ordinance" may be changed to
"section," "article," or any other appropriate word.
SECTION SIX: EFFECTIVE DATE
This Ordinance shall become effective upon filing with the Florida Department of State.
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PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this ___ day of ______, 2019.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK OF COLLIER COUNTY, FLORIDA
By:__________________________ By:________________________________
, Deputy Clerk WILLIAM L. MCDANIEL, JR., Chairman
Approved as to form and legality:
__________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
04-CMD-01077/____ (__/__/19)
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LAND DEVELOPMENT CODE AMENDMENT
PETITION
PL20180003473
SUMMARY OF AMENDMENT
This Land Development Code amendment (LDCA) represents the
implementation of the Board’s direction to study the proliferation of self -
storage facilities on U.S. 41, between the intersection of Palm
Street/Commercial Drive and Price Street/Triangle Boulevard.
LDC SECTIONS TO BE AMENDED
ORIGIN
Board of County
Commissioners (Board)
HEARING DATES
Board
CCPC
DSAC
DSAC-LDR
09-24-2019
05-16-2019
05-01-2019
03-21-2019
12-18-2018
1.08.02
2.03.03
5.05.16
10.03.06
Definitions
Commercial Zoning Districts
Self-Storage Buildings (New Section)
Public Notice and Required Hearings for Land Use Petitions
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR
Approve with changes
DSAC
Approve (8 to 3)
CCPC
Approve
BACKGROUND: A segment of the U.S. 41 corridor, generally located between the intersection of
Airport-Pulling Road and Collier Boulevard, has been under much scrutiny in recent years. In April of
2010, the East Naples Foundation completed Vision for the East Trail (“Vision”), which was a privately-
initiated planning effort that resulted in the completion of a strategic plan for an approximately 14-mile
stretch of the U.S. 41 corridor (see Exhibit A).
On December 13, 2016, the Board expressed a concern over certain uses (e.g., self-storage facilities)
from proliferating on U.S. 41 in this area of the U.S. 41 corridor. The Board considered adopting a one-
year moratorium for all new applications, including self-storage facilities, from developing on the
commercial properties along U.S. 41, from the Palm Street/Commercial Drive intersection to the Price
Street intersection. However, rather than adopting a moratorium, the Board instead directed staff on
February 14, 2017 to begin the process of developing a corridor study with the goal of obtaining
community input and creating incentives for the desired development types.
In April of 2018, Johnson Engineering, Inc. completed the U.S. 41 Corridor Study-Summary of Findings
and Recommendations to the Board (“Corridor Study”) on behalf of the County (see Exhibit F). The
length of U.S. 41 that was studied was approximately 6.8 miles, which is shorter than the geographic
area used in Vision. The public input portion of the Corridor Study included three stakeholder outreach
meetings and four public input meetings. When reviewing image preference surveys, 67 percent of the
public outreach meeting respondents did not support self-storage facilities. As such, one of the
recommendations of the Corridor Study was aimed at further regulating this use (see pages 23-24 of
Exhibit F). The Corridor Study was presented to and accepted by the Board on April 24, 2018 (see
Exhibit G). One recommendation suggested having a minimum distance separation between new self-
storage facilities, which according to the Corridor Study is “the distance a pedestrian will typically walk
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comfortable within five minutes. This would relieve the sense of proliferation by providing a separation
that is consistent with the basic building block of a pedestrian scale environment.”
For this LDCA and in keeping with the Corridor Study, the proposed language requires a separation of
1,320 feet between new and existing self-storage buildings. A distance waiver may be approved if an
adequate supply of neighborhood goods and services are available within a quarter-mile radius of a new
facility. A quarter-mile radius is equal to a half-mile diameter—the same width of the study area in
Vision, which was chosen, in part, to “evaluate walkability in the form of pedestrian sheds.” The waiver
may also be approved for a self-storage facility if at least 25 percent of its gross floor area is dedicated
to a different principal use that is permitted in the C-1 or C-2 zoning district. Staff utilized the
International Council of Shopping Centers (ICSC) as a guide to determine the appropriate types of
principal uses and related intensities that most closely aligns with the desired businesses. One ICSC
category, neighborhood center, includes convenience shopping for day-to-day needs with intensities that
are less than 125,000 square feet, which generally translates to any permitted use in the C-1 or C-2
zoning district. Both the Urban Land Institute (ULI) and ICSC are recognized resources that staff uses
when evaluating market studies in connection with Growth Management Plan (GMP) amendments (to
commercial).
The geographic area subject to this LDCA does not include the properties located within the Bayshore
Gateway Triangle Community Redevelopment Area, and this LDCA is only applicable to new self-
storage buildings that are currently allowed as a permitted use in the C-5 zoning district.
In addition to several other minor changes, the DSAC-LDR recommended that the mailed notice
notification area be reduced from 1,320 feet to 500 feet. The current language for the LDC reflects this
recommendation; however, it was not fully implemented in the proposed language for the administrative
code. The administrative code will be updated when the resolution is presented to the Board as a
companion item to the LDCA.
FISCAL & OPERATIONAL IMPACTS
Staff anticipates additional fiscal and operational
impacts to petitioners requesting a waiver from the
minimum distance requirement.
GMP CONSISTENCY
This LDCA is consistent with the GMP (see
Exhibit B).
EXHIBITS: A – Defined Area; B – GMP Consistency Memo; C – Email from Public; D - Vision for
the East Trail Corridor; E – Collier County Self-Storage Building Map (as of June 11, 2018); F – U.S.
41 Corridor Study—Summary of Findings and Recommendations to the Board; G – Executive Summary
and BCC Minutes (04-24-2018); and H – Self Storage Buildings Map (C-4 C-5 PUD).
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Amend the LDC as follows:
1
# # # # # # # # # # # # # 2
3
1.08.02 Definitions 4
5
* * * * * * * * * * * * * 6
7
Self-storage buildings (applicable to LDC Sections 5.05.08 and 5.05.16 only): Buildings where 8
customers lease space to store and retrieve their goods; see NAICS 531130. 9
10
# # # # # # # # # # # # # 11
12
2.03.03 – Commercial Districts 13
14
* * * * * * * * * * * * * 15
16
E. Heavy Commercial District (C-5). In addition to the uses provided in the C-4 zoning 17
district, the heavy commercial district (C-5) allows a range of more intensive commercial 18
uses and services which are generally those uses that tend to utilize outdoor space in the 19
conduct of the business. The C-5 district permits heavy commercial services such as full-20
service automotive repair, and establishments primarily engaged in construction and 21
specialized trade activities such as contractor offices, plumbing, heating and air 22
conditioning services, and similar uses that typically have a need to store construction 23
associated equipment and supplies within an enclosed structure or have showrooms 24
displaying the building material for which they specialize. Outdoor storage yards are 25
permitted with the requirement that such yards are completely enclosed or opaquely 26
screened. The C-5 district is permitted in accordance with the locational criteria for uses 27
and the goals, objectives, and policies as identified in the future land use element of the 28
Collier County GMP. 29
30
1. The following uses, as identified with a number from the Standard Industrial 31
Classification Manual (1987), or as otherwise provided for within this 32
section are permissible by right, or as accessory or conditional uses within 33
the heavy commercial district (C-5). 34
35
a. Permitted uses. 36
37
* * * * * * * * * * * * * 38
39
111. Motor freight transportation and warehousing (4225, mini- 40
and self-storage warehousing only), subject to LDC section 41
5.05.16 for minimum separation requirements between 42
buildings). 43
44
# # # # # # # # # # # # # 45
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1
2
5.05.16 – Separation of Self-Storage Buildings 3
4
A. Purpose and Intent. The purpose of this section is to discourage the proliferation 5
of self-storage buildings along the segment of U.S. 41 defined in LDC section 6
5.05.06 B., in order to maximize or encourage a broad mix of principal uses that 7
will provide goods and services at the neighborhood level to the residents living 8
within or adjacent to the applicable area. 9
10
B. Applicability. This section shall apply to all new self-storage buildings proposed 11
on real property zoned C-5 and located adjacent to U.S. 41, between the east side 12
of Airport-Pulling Road to the west side of Price Street/Triangle Boulevard. All 13
outparcels within shopping centers that are adjacent to U.S. 41 within this area 14
shall be included. This section shall not apply to existing self-storage buildings or 15
self-storage buildings for which a SDP has been approved or a completed SDP 16
application has been filed and accepted as of the effective date of this section. 17
18
C. Minimum Separation. A new self-storage building shall be located no closer than 19
a quarter-mile (1,320 feet) radius to an existing self-storage building, as measured 20
from property line to property line, unless a waiver to the separation requiremen t 21
is granted in conformance with LDC section 5.05.16 D. below. 22
23
D. Waiver of Separation Requirements. 24
25
1. The Office of the Hearing Examiner or the BZA may grant a waiver of all or 26
part of the minimum separation requirements of a proposed self -storage 27
building, if either of the following circumstances are met: 28
29
a. Within a quarter-mile (1,320-foot) radius of the proposed self-30
storage building, there are properties that have existing C-2 uses or 31
are zoned to permit C-2 uses; or 32
33
b. A minimum of 25 percent of the gross floor area of the proposed 34
self-storage building is dedicated to C-2 uses. 35
36
2. The Administrative Code shall establish the submittal requirements for a 37
self-storage building distance waiver request. 38
39
3. Additional conditions and considerations. The Hearing Examiner or the 40
BZA may add additional conditions to insure compatibility of the self-41
storage building with the surrounding area or to further the purpose and 42
intent of this section. 43
44
# # # # # # # # # # # # # 45
46
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10.03.06 – Public Notice and Required Hearings for Land Use Petitions 1
2
* * * * * * * * * * * * * 3
4
Z. Waiver of Separation Requirements for Self-Storage Buildings, pursuant to LDC 5
section 5.05.16. 6
7
1. The following advertised public hearing is required: 8
9
a. One Hearing Examiner hearing or BZA hearing. 10
11
2. The following notice procedures are required: 12
13
a. Newspaper Advertisement prior to the advertised public hearing in 14
accordance with F.S. § 125.66. 15
16
b. Mailed Notice to all property owners within a 500-foot radius prior 17
to the advertised public hearing. 18
19
# # # # # # # # # # # # # 20
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U.S 41 Stud y A rea(Palm ST to Price ST)
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Growth Ma nage ment De partme ntOperations & Re gulato ryManagement Divi sion
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1
Growth Management Department
Zoning Division
Memorandum
To: Eric Johnson, AICP, CFM, Land Development Code Section
From: David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
Date: April 9, 2019
Subject: Growth Management Plan (GMP) Consistency Review
PETITION NUMBER: LDCA-PL20180003473 REV:5
PETITION NAME: LDC Sec. 1.08.02, 2.03.03 & 5.05.16, Self-Storage Facilities
REQUEST: Amend the Collier County Land Development Code Sections 1.08.02 Definitions, and
2.03.03 Commercial Zoning Districts, and add new Sec. 5.05.16, Self-Storage Facilities, to:
1. Add to the definition of “self-storage buildings” and add reference to new Sec. 5.05.16.
2. Add reference to new Sec. 5.05.16 within the C-5, Heavy Commercial, District.
3. Establish new Sec. 5.05.16 Separation of Self-Storage Facilities.
COMPREHENSIVE PLANNING COMMENTS: The Growth Management Plan’s (GMP) land use
elements (Future Land Use Element, Golden Gate Area Master Plan, Immokalee Area Master Plan)
contain subdistricts and overlays that identify allowable uses; some of these identify uses by zoning
district(s) and some by specific use names (e.g. liquor store) or use categories (e.g. retail commercial).
These subdistricts and overlays are implemented through the Land Development Code (LDC), which
may be by establishing a zoning overlay, or a rezone of a property, or a conditional use on a property.
The GMP does not contain a definition of self-storage facilities, and does not contain, or prohibit,
separation requirements for self-storage facilities; there is no specificity provided that would conflict
with the proposed amendment. The LDC may be more restrictive than the GMP but not less restrictive.
CONCLUSION:
Based upon the above analysis, the proposed LDC amendment may be deemed consistent with the
GMP.
IN CITYVIEW
cc: Michael Bosi, AICP, Zoning Director
LDCA-PL20180003473 Sec. 5.05.16 et al_self-storage separationR5 G:\CDES Planning Services\Consistency Reviews\2019\LDCA dw/4-9-19
1
JohnsonEric
From:Michael Fernandez <mfernandez@planningdevelopmentinc.com>
Sent:Wednesday, December 12, 2018 9:29 AM
To:JohnsonEric
Cc:Terri Fernandez; FrantzJeremy
Subject:RE: Land Development Code Amendments Update
Good morning Eric,
Just a couple of comments / input relative to the self storage separation standards proposed.
1. It appears that facility and buildings are used interchangeably. Facilities can be of one or numerous number of buildings. Recommend you use facilities and eliminate the term buildings from this provision.
2. The intent is to limit and provide separation of facilities. This should not preclude expansion of existing facilities which is more desirable as it addresses demand without the need for additional new facilities. Therefore recommend that you exempt
enlargements of existing facilities which have been considered or will be considered / evaluated through a public hearing process; such as a PUD or Conditional Use.
a. A PUD may have remaining capacity
b. An expansion or enlargement which proposes additional acreage for the expansion will still need to go through the Conditional Use process.
3. It was unclear how the proposed LDC amendment addresses existing approvals relative to new proposed locations. Is the separation only measured between existing facilities or does it recognize existing zoning such as PUDs and Conditional Uses.
Relative to PUDs, these districts typically have a varied list of permitting uses which may or may not be realized.
a. Not sure, but does Sabal Bay PUD support storage?
b. Others?
c. I believe the PUD at the southeast corner of US 41 East and Southwest Blvd supports storage.
d. It is interesting to see in plan where zoning already supports storage
Are these areas grandfathered-in?
4. As you may recall, we are presently working on a self-storage facility – which just started construction on the East Trail and is permitting under a Conditional Use approval.
a. There is vacant parcels to the west which are very small and due to their size and geometry (limited depth and frontage and setback due to frontage canal) are not good candidates for retail or services and access is an issue.
These lots are good candidates for the expansion of the storage facility under construction should it be successful and would be most compatible with the neighborhood and would no require an additional access from US 41; and
would be low traffic generator.
1. It has since been suggested by nearby neighbors that the facility should expand over these lots.
b. How would the proposed LDC provision address these considerations?
I assume that a CU or a CU amendment would be required to permit the expansion?
I will look forward to your feedback on these suggested revisions to the draft LDC amendments.
Please do not hesitate to call or to schedule a meeting should you wish to further discuss.
Regards,
Michael
Michael R. Fernandez, AICP RA
Architect / President
PLANNING DEVELOPMENT INC
Development Consultants, Architects, Engineers, and Planners
704 Goodlette Road, Suite 240, Naples, Florida 34102
(239) 263.6934; (877) 263-0535 fax
mfernandez@planningdevelopmentinc.com
2
From: FrantzJeremy <Jeremy.Frantz@colliercountyfl.gov>
Sent: Wednesday, December 12, 2018 8:35 AM
To: Michael Fernandez <mfernandez@planningdevelopmentinc.com>
Cc: Terri Fernandez <tfernandez@planningdevelopmentinc.com>; JohnsonEric <Eric.Johnson@colliercountyfl.gov>
Subject: RE: Land Development Code Amendments Update
Hi Michael,
Eric Johnson is the lead on that amendment.
Eric.Johnson@colliercountyfl.gov
239-252-2931
Respectfully,
Jeremy Frantz, AICP
Land Development Code Manager
From: Michael Fernandez <mfernandez@planningdevelopmentinc.com>
Sent: Tuesday, December 11, 2018 5:37 PM
To: FrantzJeremy <Jeremy.Frantz@colliercountyfl.gov>
Cc: Terri Fernandez <tfernandez@planningdevelopmentinc.com>
Subject: RE: Land Development Code Amendments Update
Jeremy,
To whom should our input on the proposed self storage facility separation text be addressed/direct to?
Regards,
Michael
Michael R. Fernandez, AICP RA
Architect / President
PLANNING DEVELOPMENT INC
Development Consultants, Architects, Engineers, and Planners
704 Goodlette Road, Suite 240, Naples, Florida 34102
(239) 263.6934; (877) 263-0535 fax
mfernandez@planningdevelopmentinc.com
From: FrantzJeremy <Jeremy.Frantz@colliercountyfl.gov>
Sent: Tuesday, December 11, 2018 5:24 PM
To: FrantzJeremy <Jeremy.Frantz@colliercountyfl.gov>
Subject: Land Development Code Amendments Update
3
LDC Amendments Update
Meeting Schedule
Current
Amendments
Collier LDC News Releases
Upcoming Public
Meeting for Proposed
Amendments to the LDC and
the Administrative Code
The Development Services Advisory Committee
– Land Development Review (DSAC-LDR)
Subcommittee will review proposed
amendments to the LDC and the Administrative
Code
Date &
Location
Tuesday
December 18, 2018
2:00 PM
Location
2800 N. Horseshoe Dr.
Collier County
Development Services
Building
Conference Room
609/610
Review:
Agenda
&
Meeting Materials
We welcome your attendance and feedback.
Contact Us
2800 N. Horseshoe Drive | Naples, FL 34014
Call: (239) 252-2305 | Email: jeremy.frantz@colliercountyfl.gov
Not interested in e-mail updates? Unsubscribe from this list.
4
Ellen Summers
Senior Planner
Zoning Division
2800 N. Horseshoe Drive, Naples, Florida 34104
239.252.1032
www.colliergov.net/ldcamendments
Exceeding Expectations Everyday
Tell us how we are doing by taking our Zoning Division Survey at http://bit.ly/CollierZoning.
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Respectfully,
Jeremy Frantz, AICP
Land Development Code Manager
Zoning Division
Exceeding Expectations Everyday
2800 N. Horseshoe Drive, Naples, Florida 34104
Phone: 239.252.2305
www.colliergov.net/ldcamendments
Tell us how we are doing by taking our Zoning Division Survey at http://bit.ly/CollierZoning.
4/12/2011 Item 6.C.
itVlJ
Office of the County Manager
Leo E. Ochs, Jr.
3299 Tamiami Trail East. Suite 202. Naples Florida 34112.5746' (239) 252-8383' FAX: (239) 252-4010
April 1, 2011
Ms. Laura Dejohn
Johnson Engineering
4915 Rattlesnake Hammock Road #214
Naples FL 34113
Re: Public Petition from Ms. Laura Dejohn of Johnson Engineering representing the East Naples
Foundation requesting coordination of efforts with the County.
Dear Ms. Dejohn,
Please be advised that you are scheduled to appear before the Collier County 80ard of Commissioners at
the meeting of April 12, 2011, regarding the above referenced subject.
Your petition to the 80ard of County Commissioners will be limited to ten minutes. Please be advised
that the Board will take no action on your petition at this meeting. However, your petition may be
placed on a future agenda for consideration at the 80ard's discretion. If the subject matter is currently
under litigation or is an on-going Code Enforcement case, the 80ard will hear the item but will not
discuss the item after it has been presented. Therefore, your petition to the Board should be to advise
them of your concern and the need for action by the Board at a future meeting.
The meeting will begin at 9:00 a.m. in the Board's Chambers on the Third Floor of the W. Harmon Turner
8uilding (8uilding "F") of the government complex. Please arrange to be present at this meeting and to
respond to inquiries by Board members.
If you require any further information or assistance, please do not hesitate to contact this office.
SincerelY;L ~;=, d-
effield
8usiness Operations Manager
MJS:mjb
cc: Jeffrey Klatzkow, County Attorney
Norman Feder, Administrator, Growth Management
Nick Casalanguida, Deputy Administrator, Growth Management
Packet Page -40-
n'''\'''.....
4/12/2011 Item B.C.
Request to Speak under Public Petition
Please print
Name: East Naples Foundation(ENF)/ Power Point Presentation by Laura DeJohn
of Johnson EnQineerina (JE) representinQ the ENF.
Address: 4915 Rattlesnake Hammock Rd # 214, Naples, FL 34113
Phone: Jim Pusateri. ENF Pres. 239-775-7029/ Karen Homiak. ENF Treas. 239-774-4264
Laura DeJohn. JE 239-280-4331
Date of the Board Meeting you wish to speak: April 12, 2011
Must circle yes or no:
Is this subject matter under litigation at this time?Ves I ffiil
Is this subject matter an ongoing Code Enforcement case? Ves IINol
Note: If either answer is "yes", the Board will hear the item but will have no
discussion regarding the item after it is presented.
Iease explain in detail the reason you are requesting to speak (attach additional
page if necessary): Back UP - East Trail Vision Booklet
The East Naples Foundation. a 501 (c) (3) non-profit orQanization, needs fundina to
complete the community plannina exercise it has undertaken for the followinQ purpose:
To develop a Master Plan for the East Trail Corridor which will encouraae planned
arowth, both commercial and residential. that is compatible with the unique natural
resources of the area, resultinQ in an enhanced auality of life for all residents.
Please explain in detail the action you are asking the Commission to take (attach
additional page if necessary): Back UP - ENF brochure out/inina reauest.
Our request is for the BCC to direct appropriate staff to coordinate with the ENF
President on a partnerina strateay to seek plannina arants as they may come available
for aovernment entities or aovernmentlnon-profit partnerships. Upon establishina a
partnerina strateay with staff, we'd return to the BCC for approval of the strateay - in
which we'd define who will participate on the County's behalf, what the County's and
ENF's roles will be. and how the arant-seekina and arant application activities would be
manaaed.
C:\Documents and Settings\hetzeU\Deslctop\public petition.doc
Packet Page -41-
4/12/2011 Item 6.C.
COLLIER COUNTY
Board of County Commissioners
Item Number: 6.C.
Item Summary: Public Petition from Ms. Laura Dejohn of Johnson Engineering
representing the East Naples Foundation requesting coordination of efforts with the County.
Meeting Date: 4/12/2011
Prepared By
Name: BrockMaryJo
Title: Executive Secretary to County Manager, CMO
4/5/20] 1 8:51:46 AM
Submitted by
Title: Executive Secretary to County Manager, CMO
Name: BrockMary.To
4/5/20118:51:47 AM
Approved By
Name: SheffieldMichael
Title: Manager-Business Operations, CMO
Date: 4/5/2011 9:30:03 AM
Packet Page -42-
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4/12/2011 Item 6.C.
Vision for the East Trail Corridor
Table of Contents
Introduction
Master Plan Study Process
Context 3
History
Land Use Characteristics
Circulation
Population Characteristics
Neighborhoods and Housing Conditions
Economic Conditions and Trends
Environmental Characteristics
Past Planning Efforts
East Trail Visioning Process 10
Public Involvement
Applicable Planning Principles
The East Trail Vision Statement 14
Goals & Stratcgics
Attachment: Vision Concept Plan
Appendix: Demographic page ti-om Economic Dcvelopment Council
of Collier County's "Market Facts 2008-2009"
Public Input Meeting documents
Packet Page -46-
4/12/2011 Item 6.C.
Vision for the East Trail Corridor
1~
The East Naples Foundation is a 501(c)(3) non-profit organization that is continuing the
community project initiated by the East Naples Civic Association's Strategic Planning
Committee. This project is an endeavor to create a plan to promote planned growth for
the future of the "East Trail" (Tamiami Trail East I U.S. 41 East) corridor in Collier
County.
The East Naples Foundation enVISIOns development along the East Trail over time
according to a community based master plan. This is not about the road itself. This
effort is not an evaluation of how many lanes or how much asphalt should be poured on
US 41. This vision for the future focuses on the property, the buildings, and the features
along the East Trail. These features will ultimately be developed and redeveloped in a
way that either contributes to or detracts from a sense of identity, character, place and
functionality for the people who live along and travel the corridor.
The Study Area is a stretch of approximately 14 miles beginning at Airport Pulling Road
adjacent to the Bayshore Gateway Triangle Redevelopment Areal to County Road 92.
The Study Area covers a long distance of roadway with varied characteristics and
multiple functions serving both travelers and neighbors. The functions of the corridor
span the spectrum, from the northernmost portions that can serve as a "main street" for
established communities in East Naples, to the southernmost portion that is a scenic route
through the Collier-Seminole State Park and rural agricultural lands.
The future character of the corridor will be dictated over the next twenty years as many
currently developed sites reach the end of their structural and functional lives, and many
undeveloped lands face development pressure. The East Naples Foundation identifies the
need to focus the activity, growth and opportunities of the corridor in a way that best and
most efficiently serve the people living, working, owning land, or doing business along
the East Trail corridor.
The East Naples Foundation has undertaken this planning effort for the following
purpose:
To develop a Master Plan for the U.S. 41 Tamiami Trail corridor which
will encourage planned growth, both commercial and residential, that is
compatible with the unique natural resources of the area, resulting in an
enhanced quality of life for all residents.
I The East Trail Corridor Study Area defined for this planning effort does encompass some property within
the Bayshore Gateway Triangle Community Redevelopment Area (eRA) boundary, however the
recommendations of this Vision for the East Trail Corridor are only for lands outside of the eRA
boundary. Any reference to property within the eRA. boundary is only conceptual in nature, and is not
intended to alter or vary from the eRA' s Redevelopment Plan that guides and governs all future
development within the CR.^-.
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Master Plan Study Process
The objective of this master planning effort is to anticipate, plan and identifY adjustments
to regulatory framework so that the East Trail corridor grows viably while protecting
quality of life. Current conditions have been documented and analyzed. Community
interests have been defined and prioritized in this Vision for the future. This Vision will
ultimately be translated into a master plan document complete with goals, policies, and
implementation mechanisms that ensure sustained adherence to principles of the plan.
The following outline provides the detailed steps of this master planning effort. Steps I
and 2 have already been completed. This Vision document fulfills Step 3.
1. Existing Conditions Inventory - Professional planners, engineers and ecologists
collected, tabulated, and mapped existing conditions along the corridor, including:
corridor boundaries, land use, zoning, utilities, drainage, transportation, demographics,
and design characteristics.
2. Public Workshop - A meeting was held March 30, 2009 to display collected data and
solicit input from the community and stakeholders to identifY the area's strengths and
weaknesses, Iikcs and dislikes, and desires for the future.
3, Vision - Professional planning consultants prioritize the goals and objectives of
the community within the framework of existing conditions and potential for the
future. The vision is embodied in a statement document and an image that conveys
both the concept for the development of the corridor and the illustration of the
segments, gateways, nodes, opportunities and constraints along the corridor.
4. East Trail Plan - This plan documcnt will outlinc the goals, objectives and policics
that providc a framework f()r thc developmcnt community and the public agcncies to
achicve an outcome consistent with thc vision for the corridor. The East Trail Plan will
provide thc following: background data and analysis, and guidelines for planned
transportation, land use and urban dcsign c1cmcnts. The Plan will also identify nccessary
improvements and rccommcnded mcthods and criteria to achieve thc desired results.
Recommendcd methods may includc: inccntivcs, pcrfonnance standards, f0n11 based
codcs or new developmcnt standards.
5. Public Input - A sccond meeting will be held with thc community and stakeholdcrs to
gathcr input and answer qucstions related to the draft Corridor Plan.
6. Adoption - Collier County staff, Advisory Boards and Commissioners must review
and consider the Plan for adoption.
7. Implementation - After the Plan is adopted, the implementation of the plan may
involve: Growth Management Plan amcndmcnts. such as new Future Land Use
designations, overlays or commcrcial location cliteria; Land Development Code
amendments, such as new zoning districts or ovcrlays; capital improvement plan updates;
new funding strategies; and new public outrcach strategies or programs.
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History of the Tamiami Trail," Authority of the Tamiami Trail Commissioners and the County Commissioners of
Dade County, Florida, t928.
HistOlY
Opened in ] 928, the Tamiami Trail has long provided a critical connection for the State
of Florida, from Tampa to Miami. The importance of this route as a state connector has
been overtaken by newer highway improvements to Interstate 75 that is now the high
capacity route connecting the Fort Lauderdale area to Tampa and points nOJih.
Much of the Tamiami Trail that runs along the west coast now functions as an aJierial
roadway running through urban and suburban areas. Cities along the west coast have
made efforts to redefine the arterial roadway to better fit their communities. These
communities have found through traffic studies that the T amiami Trail is often utilized
more for local trips rather than long distance trips. This means the Trail corridor should
develop with local contcxt and character similar to a "main street" rather than a
throughway in an urbanized area. Other portions of the Trail are much more scenic,
where the landscape stretches for miles over agricultw-al lands, the Everglades, and other
protected parklands.
Johnson Engineering, Inc.
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Vision/or the East Trail Corridor
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Land Use Characteristics
The development along Collier County's East Trail from Airport Road to County Road
92 is a reflection of a wide range of land uses. The Study Area dcfined for this East Trail
Master Plan Study begins to thc northwest at the intersection of Airport Road and the
East Trail, where the Collier County Govemment Complex is located. The southeastern
tcmlinus of the Study Arca is the intersection of County Road 92 and thc East Trail,
where the Collicr-Seminole State Park begins.
Due to the geographic extent of the l4-mile stretch of the Study Area, the area has been
divided into four Se6'111ents, depicted on the attached Vision Concept Plan. All the
segment lines do not cOlTespond with major roadways because the segments were divided
according to transitions in land usc patterns.
Segment 1 is approximately 2 miles between Airport Pulling Road and Valley
Stream Drive. Segment I includes Lake Avalon and the intersection of
Rattlesnake Hammock Boulevard.
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Segment 2 is approximately 2.5 miles, from Valley Stream Drive to Navajo
Trail. Segment 2 contains mostly developed or planned residential
neighborhoods including Sabal Bay, Lely Country Club, Naples Manor, Treviso
Bay, and Whistler's Cove.
Segment 3 is approximately 3.5 miles, from Navajo Trail to Naples Reserve
Boulevard. Segment 3 includes Lely Resort, Eagle Creek, the C.R. 951
intersection, and the new Super WalMart.
Segment 4 is the longest segment, measuring approximately 6 miles, from
Naples Reserve Boulevard to County Road 92. This includes Reflection Lakes,
Fiddlers Creek, Six Ls Farm and Collier Seminole State Park.
The corridor is characterized by the established neighborhoods of East Naples, which
gradually transition to the southeast to more golf course communities and suburban and
rural style development. ln Se6'1nents 1 and 2 the commercial property along the East
Trail was limited in size after the widening of US 41, so that much of the commercial
land in these se6'111ents is underutilized.
The corridor is bisected by the intersection at County Road 951. This intersection is an
important crossroads because County Road 951 connects Naples to Marco Island going
south, and connects to the 1-75 interchange going north. The intersection is developing
with commercial shopping centers and big box retailers.
Moving to the southeast, the development along the corridor becomes more sparse, with
some suburban neighborhoods and more rural and agricultural lands. Potential for a new
self-sustaining neighborhood exists on the property owned by 6Ls Farm at the
southeastern end of the corridor, which is a large land area designated on the County
Future Land Use Map as eligible for a rural village.
For this planning effort, the Study Area has been limited to properties along the East Trail
within a half-mile distance from the centerline of the Trail. This half-mile dimension
allows our study to encompass parks and schools that are in close proximity and are
important to the corridor. The half-mile dimension also allows us to represent and
evaluate walkability in the fonn of pedestrian sheds.
Jolmson Engineering, Inc.
April 2010
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Vision/or the East Trail Corridor
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Circulation
The East Trail is a signitlcant artcrial roadway that scrves the East Naples community.
The predominant mode of travel is by automobile. although the East Trail cOlTidor has
opportunities for alternative modes as well. The Collier County Metropolitan Planning
Organization (MPO) labels the East Trail from Rattlesnake Hammock Road and north
into the City of Naples as a '"Congested Con-idor." The Collier County Growth
Management Plan delineates the U.S. 41 Transportation Concun-ency Exception Area
TCEA) at the northwest p0l1ion of the East Trail trom Rattlesnakc Hammock Road and
north to Davis Boulcvard. This dcsignation is established pursuant to FlOlida law in
rccognition of communities who adopt strategies for Urban Infill and Urban
Redcvelopment. This area of the East Trail is granted exceptions from traftic
concurrency because a varicty of uses are in closc proximity, and provisions for
altcrnatives to auto-only circulation are availablc. Such alternatives include: bike racks,
bus stops, mixed use devclopmcnt, and sidewalks. which are considered appropriate
sol utions to congested conditions.
Alternative modes exist and are planned for cxpansion along the corridor. The Collier
Area Transit service has bus routes j1-0111 the northwestern extent of the Study Area to
Greenway Road, and a future transit route is proposed to extend south to C .R. 92.
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Sidewalks are primarily located within the East Trail right-of-way from the northwestern
tip of the Study Area to Naples Manor subdivision. Pathways are proposed to extend
from C.R. 951 south in the future. Bike lanes are primarily located within the corridor
from the northwestern tip of the Study Area to the Rattlesnake Hammock intersection.
Bike lanes are proposed extending south from C.R. 951 in the future.
Population Characteristics
Collier County's Comprehensive Planning Department delineates planning communities
and generates population figures for each area. The planning communities that relate to
the East Trail corridor are the East Naples, South Naples and Royal Fakapalm planning
communities. The County's statistics project population growth from 68,724 people in
2008 to 98,876 people in 2020, constituting an increase of 30,152 residents (an increase
of 44%). The figures show small growth of population in East Naples (northeastern.
portion of the corridor), an increase of 51% in South Naples (central portion of the
corridor) and growth that nearly doubles the population in the outlying Royal Fakapalm
area.
from Economic Development Council of Collier County's "Market Facts 2008-2009"
SO""C!: C::.!her::-....n-y C~n'nreh~n:;t'''! P :J'""l""":J ::~Far:n;~....~, P_e'.,i~e::: c..:os
The 2000 Census data for Census Tracts adjacent to the East Trail corridor indicates a
median household income of $39,405 for this area, which slightly exceeded the State of
Florida's median household income of$38,819.
Neighborhood and Housing Conditions
The East Trail is a community of many neighborhoods. Older established neighborhoods
are located at the nOlihwestern pOliion of the corridor. proximate to many community
facilities.
From Rattlesnake Hammock Road and south, eXlstmg and planned large golf course
communities are the predominant neighborhood type, with the exception of some
established single family subdivisions including Naples Manor. Housing characteristics
range from older single family structures in established neighborhoods, to newer single
and multifamily structures in the gated and golf course communities. A cross section of
the community is served, from entry level housing to luxury estates.
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South of C.R. 951, single family developments have been approved and developed along
side established larger tract subdivisions that accommodate rural single family homes and
some mobile homcs. Fiddlers Creek is a large community permitted for residential
development along an extensive section of this pmi of the corridor. Potential for a new
self-sustaining neighborhood exists on the property owned by 6Ls Farm at the
southeastern end of the corridor, which is a large land area desil,'Ilated on the County
Future Land Use Map as eligible for a rural village.
Economic Conditions and Trcnds
After years of dramatic economic growth through the last decade, economic conditions
have deteriorated for the country, the state, and particularly southwest Florida. Housing
and construction were primary economic drivers for this area throughout the past decade,
and the housing market has been in sharp decline since reaching its peak in 2005.
Development projects that were approvcd in recent years are facing financial difficulty as
homebuying lags behind market supply. With the drop in homebuying and consumer
spending, the commercial development supporting rcsidential areas along thc East Trail
has also suffered decline. Busincsses have closed and some new commercial
devclopments remain unoccupied. Economists indicate the outlook is a slow, steady
recovery over the next several years.
With thc development of a ncw hospital on County Road 951 near Rattlesnake Hammock
Road, along with thc County Governmcnt Center that will cndure as a major workplace,
the East Trail con'idor is an arc a that can continue to attract new residents and suppOli
ncw business if properly planncd.
Em'irolllllcntal Charactcristics
Beyond the most urban portions of thc cOlTidor. arcas sU1T(mnding the East Trail arc rich
in environmcntal quality. Sugden Park and Eagle Lakes Park provide a glimpse of the
natural features for the residents to enjoy in the more developed areas of the corridor.
The Collicr-Seminolc State Park at the southeastern tenninus of the corridor is a large
protected natural area. South and cast of the Study arca are Panther Zones designated by
the U.S. Fish and Wildlife Service. Collier County's cnvironmental policies and
standards havc govemed the development of subdivisions built over the past 10-15 years
so that significant native vegetation is preserved and maintained in perpetuity. Such
environmental regulations shall continue to be observed and followed as the corridor
dcvclops, with a focus on avoiding impacts to wetlands and critical habitat for protected
specIes.
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Past Planning efforts
The Community Character Plan for Collier County ("Character Plan") was completed in
2001. The Character Plan set forth goals and implementation steps to redefine centers of
activity and quality neighborhoods throughout the County. The Character Plan identified
the need to focus on building human scale settings rather than auto-oriented, single use
developments. The Plan illustrated photos that were ranked as the least appealing images
of Collier County according to a public image survey. As shown below, all three of the
lowest ranking photos were taken in East Naples. The Character Plan also included a
conceptual design study of the Naples Town Center shopping center, showing how infill
development could revitalize the declining strip mall as a mixed use center of activity.
The Character Plan put forth valuable plarming strategies and implementation steps to
promote quality design of the built environment in Collier County. Only a few of the
recommendations have resulted in new policies or techniques applied in the processing of
development projects.
Isle of Capri Road Tamiami Trail East Naples Town Center
The three lowest rated images from the Community Character Plan for Collier County
Johnson Engineering, Inc.
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Vision/or the East Trail Corridor
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Per Florida Statutes Section 163.3177 (13), local governments are encouraged to develop
a community vision that provides for sustainable growth, recognizes its fiscal constraints,
and protects its natural resources. The stakeholders along the East Trail corridor realize
that their future must be planned according to a vision that directs !,'Towth in an orderly
manner in appropriate locations. This visioning process for the East Trail incorporates
public involvement and applicable planning principles to arrive at a vision concept plan
and a vision statement with supporting goals and strategies to direct future development
along the corridor.
Public Involvement
A Public Input Meeting was held on March
30, 2009 to survey the priority issues of
property owners and residents along the
East Trail corridor. Property owners
adjacent to the East Trail and neighborhood
associations adjacent to the Study Area wcre
notified of thc meeting by mail, and it was
advertised in the Collier Citizen newspapcr.
An Image Preference Survey was conducted
with approximately 40 meeting attendees.
Thc Image Preference Survey consisted of
40 picturcs takcn both along the East Trail
and in other areas of Collier and Lee
Counties. Pictures ranged Ii-om rural scenic
vicws to urban hardscapes. The results of
the Image Preferencc Survey revcalcd that
the most favored llnagcs were wcll
landscaped semi urban and suburban scenes,
as illustrated to the right and below.
h~i~;'
Johnson Engineering, Inc.
April 20] 0
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The images that were ranked as least favorable during the Image Survey are depicted
below. These images portray auto-oriented uses along roadways that are characteristic of
sprawl-like development.
Meeting attendees also answered individual questionnaires about their likes, dislikes and
vision for the East Trail's future. The issues most commented on by meeting attendees
concerned:
I. Development types (preferences for types of businesses and communities)
2. Aesthetic issues (appearance of roadsides and buildings)
3. Traffic (safety and convenience for cars and pedestrians)
Other comments rcccived relatcd to recreation, natural resources, community services,
and public safety.
For the final phase of the Public Input Meeting, attendees divided into workgroups of
four to eight participants. The workgroups focused on one of the four segments of the
corridor. The participants identified positives, negatives, and future goals for each
segment. The results of this exercise revealed that top priorities for all groups were
related to development types and aesthetics. Less noted were the other issues of
connectivity, natural resources, recrcation and public safety.
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Vision for the East Trail Corridor
Applicable Planning Principles
Using the available data and priorities from the perspective of stakeholders along the
corridor, it is evident that a continuation of the past development patterns for twenty
more years into the future will not bring about desirable results. Today's struggling
commercial strip centers, disconnected neighborhoods, and automobile oriented buildings
and uses are not the tools for successful community development in the future. The
spread of suburban development sprawling into rural areas is a pattern the Florida
Legislature has identified as a problem for communities throughout the state. As a result,
Florida Statutes are designed to control growth management policy or land use changes
that result in low density, single use development in the countryside that constitutes
sprawl.
The Transect
The existing characteristics, development patterns and context of the East Trail
correspond to a planning model known as the Rural-Urban Transect.
A transect, in its origins (Von Humboldt 1790), is a geographical cross-
seetion of a region used to reveal a sequence of environments. Originally,
it was used to anaZvze natural ecologies, sho",'ing vmying characteristics
through different zones sueh as shores. wetlands, plains. and uplands.
For human environments, sueh a cross-section can be used to identifY a
set of habitats that vmy by their level and intensity of urban character, a
continuum that ranges fmm !'liral to urban. /n Transect planning, this
range of cln'ironmcnts is the hasis .for organi:::hlg the components of
urbanism: building. lot. land lise. street, and all of the a/her physical
elements o(the human hahi/at.
mlre:'. Duany, et al. S/liur/Code & Manual
Iiami: New Lrnan Publications, Inc. 2()()5).
The Rural-Urban Transect is a tool that helps us understand and govern the development
of communities. The Rural-Crban Transect defines the segments of a community from
its most intense "urban core" where the highest density and building heights exist, to the
moderately dense "urban center," the less dense "general urban" transect, the more
spacious "suburban" transect. the wooded and agricultural "rural" transect, and the
natural" transect consisting of unaltered landscape. In The Lexicon of the New
Urbanism published by Duany Plater-Zyberk & Company, land use, building types, and
design standards are applied to each transect to establish human scale and sustainable
development patterns appropriate for the context of each area.
The East Trail currently incorporates a full range of urban to rural characteristics starting
at the County Government Complex at the Airp0l1 Road intersection, extending to
Collier-Seminole State Park at the County Road 92 intersection. Using the Rural-Urban
Transect typology as a guide to manage future growth along the corridor, the design of a
vision for tbe future of the East Trail takes shape.
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In order to fulfill the orderly development pattern of the Rural-Urban Transect model, the
areas along the East Trail Corridor must be designated with appropriate Transects of
Urban Center, General Urban, Suburban, Rural and Natural. Urban Core is not
recommended for the East Trail corridor, because Urban Core would be typical of a city
center which does not correspond to any portion of the East Trail.
Centers
Along with the Transect designations and related development standards that would be
applied to accomplish appropriate scale and style of development relative to location
along the corridor, a system of centers or nodes can be designated as concentrations of
activity. The Growth Management Plan already applies the principle of centers in the
form of Activity Centers located at major road intersections. The Community Character
Plan for Collier County sought to advance the concept of centers to be more than
commercial nodes. The Character Plan suggests convenient centers should offer the
following: quality experiences; diversity of uses, including retail, workplaces, housing,
and community facilities; and building types that are durable and flexible to be functional
as markets change. The centers should be scaled consistent with the Transect model, so
that intensity and design of the center relates to the intensity and design of the
surrounding area. Centers put forth in the Character Plan that would be appropriate along
the East Trail corridor range in type and scale from town centers, neighborhood centers,
village centers, hamlets, and rural crossroads.
Mobilitv
The third planning principle that relates to the corridor characteristics and public
priorities is mobility planning. The concept of mobility has eclipsed traditional
transportation planning models that focused on the automobile as the only measure of
successful connection between two points. A mandate for new transportation planning
methods in Florida became law in 2008 (Laws of Florida Chapter 2008-191/ House Bill
697). Florida's local governments are now required to adopt policies that discourage
urban sprawl, establish energy efficient land use pattcrns, and develop transportation
strategies to address reduction in !,'feenhouse gas emissions from the transportation
sector. In the QualizvlLevel of Service Handbook the Florida Department of
Transportation has created level of services measures so that transit services, bicycling,
and walking may be counted in addition to the traditional measure of road capacity to
serve community mobility needs.
This emphasis on developing in ways that reduce vehicle miles traveled results in
planning for nodes that allow mobility alternatives. Rather than putting more automobile
trips on the road, it is important to allow oppOliunities for walking, biking and riding the
bus to access community facilities, workplaces, and shopping. Quarter-mile and half-
mile pedestrian sheds, pedestrian COilllectivity, and bus transit are important concepts to
guide future development and redevelopment of property along the East Trail corridor.
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Vision/or the East Trail Corridor
gk &a6t got<loif "O~ S~
To protect and enhance the quality of life for East Naples residents and business owners,
property along the East Trail shall be developed and redeveloped according to orderly
and enduring development patterns that concentrate community facilities and services in
locations that maximize residents' convenient access so that all needs can be met within
their own community, while protecting the scenic quality and natural resources of East
Naples.
The following goals and strategics are the result of community input and priorities for
how the East Trail should development in the future.
Goal 1. Establish a framework for orderly future development and redevelopment
that emulates the Rural-Urban Transect development pattern.
Strategies:
o Create a Vision Concept Plan as a graphic tool to show the desired
development patterns along the East Trail corridor.
o Establish land use and development standards that observe the range of
Urban to Rural characteristics along the East Trail and promote building
and site designs that provide quality environments.
o The Urban Center at the nOl1heastern portion of the conidor should be a
conccntration of shops, various residcntial unit typcs, offices, workplace,
civic buildings, and public space in thc forn1 of plazas and parks.
o General Urban areas in Segment] and Seb'ment 2 should be primarily low
to mcdium density rcsidential in nature but should provide opportunities
for mixed usc developments and live-work units, with quality landscaping
and public parks, squares and greens.
o The Suburban area in Segment 3 should primarily accommodate detached
single family home communities that appear landscapcd and b'l'een whcn
viewed from the road ("view shed dcvelopments"). Parks and b'l'eenways
arc also appropriate.
o The Rural arca in Segment 4 should primarily accommodate agriculture
and scattered buildings, in addition to vicwshed developments and a se1t:
sustaining planned rural village.
o The Natural arca is Collicr Seminole Statc Park at the southeastern
tern1inus of the conidor. which is to remain in its natural unaltered state
with thc exception of commercially designated land appropriate for a
corner store at the intersection of C.R. 92.
Goal 2. Establish centers that correspond to the Rural-Urban continuum to define
locations wherc the following components of a community converge: residential,
commercial, workplace, bus service, pedestrian paths, bike paths, and community
facilities.
Strategies:
o Establish land use and devclopment standards that encourage
concentration and mix of uses at ccnters with varying intensity based on
location and accessibility.
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o Town Centers are desib'Ilated at the following locations:
The Collier Countv Government Complex Town Center is a
location where all the components of community converge. The
complex is a bus transfer station and a major work center, with
connectivity to residential neighborhoods within a half mile radius.
The aging shopping centers of Walmart and Naples Town Center
are opportunities for redevelopment with more intense mixed use
settings to incorporate new restaurants and shops within the half
mile pedestrian shed.
The Rattlesnake Hammock Road Town Center is a location where
residential, workplace, bus service, pedestrian paths, bike paths
and community facilities converge within the half-mile pedestrian
shed. The future development of Sabal Bay could result in a new
school and more commercial uses, including addition of a
significant workplace. The aging shopping center at the southeast
corner of Rattlesnake Hammock and the East Trail is an
opportunity for redevelopment with a more intense mix of uses.
The Navaio Trail Town Center is a location where residential, bus
service, pedestrian paths, bike paths, schools, and a park exist, and
mixed use development is proposed on existing undeveloped and
underutilized sites.
o Neighborhood Centers are designated at the following locations:
The Sugden Park Neighborhood Center is a location where the
park, residential neighborhoods, commercial uses, bus route, and
some pedestrian facilities convcrge to conveniently serve the
Lakewood and Avalon area residents. Due to the short lot depth of
existing commercial properties along the corridor, low scale mixed
use and the introduction of live-work units is proposed for the
eventual redevelopment of the existing commercial properties.
The Saint Andrews Boulevard Ncighborhood Center is a location
where a commercial center, residential areas, pedestrian facilities,
the bus route, and the library converge to scrve Lely residents and
future residents of Treviso Bay. Mixcd use redevelopment and
infill dcvelopment of the existing commercial center is proposed to
fortify this location as a viable ccnter of neighborhood scale
services within walking and biking distance for the adjacent
neighborhoods.
The 951 Neighborhood Center is a location where commercial
centers, residential communities, and the bus route converge. This
location did not achieve status as a Town Center due to its location
in the Suburban Transect and the limited number of community
scrvice components that are viable for this location. Eventual
redevelopment of the shopping centers is envisioned as low scale,
walkable, mixed use development that creates an identity for the
951 intersection that relates to the large adjacent neighborhoods of
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Lely Resort, Eagle Creek, and the other smaller residential
neighborhoods in close proximity.
o Village Centers are designated in the following locations:
The 6Ls Village Center is designated where the 6Ls Farm currently
exists. The Collier County Future Land Use Map designates this
large property as a receiving area eligible for development as a
rural village. Therefore, a Village Center is appropriate in this
location. The Village Center should serve the future rural village
as well as nearby residents with minimal commercial uses and
services needed for convenience.
o Hamlets are designated in the following locations:
The Manatee School Hamlet is a location where community
facilities are concentrated at the transition between the Suburban
and Rural transects. This hamlet is characterized by the existing
community facilities of the schools and the church. The location
could be further developcd as a focal point for cOlmnunity based
activities, along with commercial uses to serve nearby residents.
o Rural Crossroads are designated at the following location:
The C.R. 92 Rural Crossroads is designated for small scale
commercial uses such as a corner store due to its location in the
natural area of the Collier Seminole State Park.
Goal 3. Establish mobility strategies that facilitate pedestrian, bicycle, and bus
transit connections between established neighborhoods, new development and
redevelopment.
Stratcgies:
o Limit vehicle miles travel cd by concentrating development where bus,
pedestrian, and bicycle infrastructure exists or is planned.
o Allow mixed use development and live-work units along with reductions
in parking requirements as a mechanism to reduce vehicle miles travcled.
o Require connections between new and existing development. including
residential uses, commercial uses, and community facilities.
o lneorporatc new bus facilities in new developments.
o Promote complete strcet design for road improvement projects, so that
landscape treatments promoting pedestrian comfOli, as well as pathways,
bikeways and bus services, are critical components of the road design.
Goal 4. Promote economic development by planning for an appropriate mix of uses
and housing types to support viable new commercial, retail, restaurant, hotel, and
other services.
Strategies:
o Analyze market characteristics and trends to identify oppOliumtJes and
limitations that affect devclopment and location of desired uses along the
COITidoL
o Coordinate with the Economic Development Council to develop a strategy
to attract new desired businesses.
Johnson Engineering, Inc.
April 2010
16
Packet Page -62-
4/12/2011 Item 6.C.
Vision for the East Trail Corridor
o Promote land use regulations that limit incompatible land uses and are
responsive to newer trends in building and design to accommodate
innovative development types.
o IdentifY a "brand" for the East Trail corridor, and use it to promote the
East Trail through marketing initiatives to attract new residents, new
businesses and eco-tourism.
Jolmson Engineering, Inc.
April 2010
17
Packet Page -63-
4/12/2011 Item 6.C.
Sourco: Collier County ComprAh"m;ve Planning DepQrtnl",nt, Revised 6/08
L:ULF('I::
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Packet Page -66-
PUBLIC MEETING NOTICE
4/12/2011 Item 6.C.
E':i: "'.'[i>,
Y+:'i>;~"'~':~~'{V~
EASTTRAIL MASTER PLAN STUDY
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About this Study
The East Naples Foundation, Inc., the
philanthropic arm of the East Naples Civic
Association (ENCA), is seeking community
involvement to fund and complete a corridor study
of Tamiami Trail East (the "East Trail") from its
Airport Pulling Road intersection south to its
County Road 92 intersection. The study is expected
to define an identity for the East Trail corridor.
The ultimate I-esult of the study is a Corridor Plan
that indicates existing qualities to be protected,
target areas for development and redevelopment,
and an overall vision for the future.
Objective of this Study
The objective of this study is to anticipate,
plan, and identify adjustments to regulatory
framework so that the East Trail corridor
grows viably while protecting quality of life.
This study will ultimately result in a plan that
documents the current conditions of the East
Trail, identifies the vision for the future of the
corridor based on community input, and
outlines the goals, objectives and policies that
will guide future development.
Public Involvement
The public involvement component of this study is important. Property owners along the corridor, nearby
residents and business owners, and other stakeholders in the area, will have opportunities to participate in the
study process. Through newsletters and two public meetings, the East Naples Foundation seeks to include and
inform the community during the process. The first public workshop is scheduled for March 30, 2009 and the
second will be determined based on availability of funds to continue the study effort. To support or get more
information about the effort, please contact enaplesfnd@aol.com
EiMt .NapfetJ :JOlUulaiUm, JI/I:'.
4915 :Rattl.e6,ume Jlanuno.cfi:Rd. #214
Jt' apfetJ, :Je 34113
eAST TRAIL MASTER PLAN STUDY
FIRST PUBUCWORKSHOP
MARCH 30,2.009
5~O pm t.o l~OO pm
AT
St Peter The Apostle Catholic: Church
5130 Rattlesnake Hammock Rd.
Naples. ill 341 13
Packet Page -67-
4/12/2011 Item 6.C.
ast ral aster an tu '"
SEGMENT WORKGROUP RESULTS ~.~.~.~
AESTHETICS
Lands~..aplng and Oper. Space .
Architectural Design . .
Rural Character .
Cleanlirless .
CONNECTIVITY
Existing Pathway I I I I .
SERVICES
0 QUick Response Time I . I I I
0- Proximity to PDints ofl'lteresl r . I I . I
DEVEl..OPMENT
Cluanl!ty ofCommerclai Space . I
New'1of'1es . ,
Jew Developmenl I .
Density . ,-
OTHER
Na(ural Resources I I I . I
AESTHETICS
Seas of Park,ng . I
clnsig'1!ty Utilities . ,
Unslgh\I,' 6uli('hr.gs . I
GuardrailS . !
Homeless & Day Laborers I . !
Lilter I I .
CONNECTIVITY
LI"l,ted Conne::tl:>n be1weel1 De5tinatl~Jrls .
Dangerous Roadways (TClmlanesIAccess! . .
Z
0 Segmen'eo Sidewalks I .f.) DEVEL.OPMENT
Jnsigh(lj' D(>ve'Cl~-nenl(~awn Tattoo) I . I .
edeve,:;p''1en: Obsta::les I . I
L'ml\ed CcmmerClallClt Depth I I .
51'1:) Malls . .
V,,:::an: ELls'ness . I I .
Lo'"" 1r:;;='~E HOJSlng I . I .
High !m;.Ja,:;: ::ees . I I
OTHER
Per:::eived:r.me & Safety I . I . I I
AESTHETICS
In:::reas",:L,mdsC<lpe .
Increased:!per,Spa:::e . ,
IncreasC'08uffer . .
DeSign ReView / Review Commitlee . ,
Upjale Jnsigh:IY Building "a:::adl"S . , I
COnlrol Llgm "'ollution I . , I
CONNECTIVITY
IITlfjr:;'ie/Provlje B;kelRedestrian . . I . .
C()~r\e:;tions
RECREATION
Inc'ease: ParkS & Open Space I . . I I
SERVICESJ
I . I . I IIncreaSeG,';c:E'S, w Civic Uses
0 DEVELOPMENT
c;)
Increased Density . . I
Inc:reaser1Rf>LgiIIUpSC<llej . . I
Ina-easedHotels . .
increasej SDtique Shops .
Increased Resturan:s I .
Lot pssemblylor Larger Relail I' .
Busif'ess Park I . .
OTHER
EnVlconlT'enlal Sensitivity .
Ecotour:sm . .
Meeting Places/Convention .
Center/Amphitheater i
Cl<J! 0~k eJOW.J4/i.on., 3m:.
E T'I M PI S d
Johnson Engineering, Inc.
H'\2003000C''20087796-000 - East Naples FoundatiCln Inc (,,,,miami Trail E, StrategIC Planning)\PUBLlC INPUT MEETING DOCUMENTS\East Naples Trail~Survey Analysis,xls
Packet Page -68-
t;ad g~ eJoun.Jdian, 3nc.
East Trail Master Plan Study
Public Input Meeting 3/30/09
Individual Questionnaire Responses
What do you think the East Trail
should develop f change over the
next 20 years?
I AESTHETICS. 14
13 AppOllflll1ce
Updaleold Business Fronts
Clean-up
What do you like along the Trail
and want to keep the same?
I AESTHETICS .17
12 Landscaping I Parka I Natural Areas
2 EnlrySignaga
2 Ughl;ng
1 Old FklrldaCharaCler
I CONNECTMTY.1i
3 Sidewalk I Bike Lana I MultH'SflTroil
1 ConnactivitylotheLlbrary
1 Traffic
I
Golf Course
RECREATION. 1
I
3 libraI)'
1 Schools
SERVICES."
I DEVELOPMENT. 13
7 ExistinoAusnlessIls
8eol15
Eurasia Restaurant
French Bakary
McConnell"sHardware
H~.
Mov,aThaaler
6 ResidenlialDaveloP'mmt
LelyRasorf
TravisoBay
I OTHER.2
1 Population diversity
1 LowPopulation
PrmatlynyPoroonlaga
DEVELOPMENT
58 46%
AESTHETICS
34 27%
CONNECTIVITY
16 13%
OTHER
6%
SERVICES
7 6%
RECREATION
C
3 2%
Bus Station
Architectural Continuity i Trans'iion Zone Betwaen Segments
Landscaping
Establish a Dasign Raview Commrttee
AlIUtlIiliasUndarg'ound
1 LiphtinpOrd,nance
I CONNECTIVITY. 7
4lmprovaT,aff<cPattems
Impmve951&411n1s'Bectlons
Traffclights
ReCluc.eFsalingotTraflkCongeslion
2 Mo'a Sidewalk Conneclivrty i Recreation i Multi-usa lrails
1 Furll::tionailnlrastructure
I RECREATION - 2
2 Environmental Enhancamanls
I SERVICES-2
2 Artist Canteri Limarv
I DEVELOPMENT. J1
22 Business DevaloDment
Markatinga"aOashnat,on
MOfaRaslaurants
EnaouragsUp"c:alaDavalopmanl
Reslaurants Oocal and chains)
Indoor i Ouldoot Dining
4/12/2011 Item 6.C.
What is your biggest concern about
the East Trail?
I AESTHETICS. J
3 Parcepbonand Appeatance
LossofCha,acter
Lack otMaintenanca afl<l Rainveslment
I CONNECTlVITY-4
2T,affocSafaty
2 Soletyfor BicyclislondPe<teslrions
1.{<":;:/)\.;:)0'/.",</ .RECREATION -.0
I SERVICES. 1
1 LostSeovices
I DEVELOPMENT. 14
6 Blight and Vacant StoraFronls
3 Low Income Housiog
2 BalancadGrowlhiUncontrolledGrowlh
1 AbundBnce 01 Sloraga units
1 Oeoelopmant of Strip Malls
1 MobilaHomas
I OTHER-2
2 Crime
DDEVELOPMENT
46%
DCONNECTIVITY
13%
27%
Packet Page -69-
o DEVELOPMENT I
IlAESTHETICS i
DCONNECTIVITY I
DOTHER ~
SERVICES
o RECREATION
Johnson Engineering, Inc.
H:\200eOO00\20GB7796--000 East Napla"- Foundahon Inc, (Tamiami Trail E, Strategic PlallningjlPU6L1C INPUT MEETING OOCUMENTS\East Naples Trail_Su'vey Analysis.xls
Retail
Hotel
Prohibit Pawn and Adult Entertainment Stores
Mixed-usa Developmant
Commercial Node" (rathe'lhan strip molls & s\orage units)
3 Raductionot Slnp Malls
3 LimilLowlnoomaHou",,,g
1 Park'oginthaRllar01 Davelopmenls
1 Acoommodala Rural Viliage Development
1 Limn Rasidantial Un~s aecomin~ Ralail
I OTHER.4
2 LongerOparat,ng Hours lor Business
1 CnmaControliPrevenlion
1 COllhnLJEtthaCurrenlPlan
CORRIDOR PRIORITIES
Responses from Individual Questionnaires
SERVICES 0 RECREAl'lON
6% 2%
o OTHER
60.
4/12/2011 Item G.C.
EAST TAMIAMI TRAIL MASTER PLAN STUDY
March 30, 2009 Public Input Meeting
St. Peter the Apostle Catholic Church
Sign In Sheet
ADDRESS EMAIL
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Packet Page -70-
4/12/2011 Item 6.C.
EAST TAMIAMI TRAIL MASTER PLAN STUDY
March 30, 2009 Public Input Meeting
NAME ADDRESS
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Page 2
Packet Page -71-
4/12/2011 Item 6.C.
EASTTAMJAMI TRAIL MASTER PLAN STUDY
March 30, 2009 Public Input Meeting
St. Peter the Apostle Catholic Church
Sign In Sheet
ADDRESS EMAIL
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Angileri Self Storage
Midgard Storage
W illiam Huff StorageCategory 5 Stora ge
Alliance Moving Storage
Naples Moving Storage
Rattlesnake Hammock Self Stora ge
Hilton Movingand Stora ge
City Gate Commence Par kSelf Stor age Facility
Vincentian MPUD Self Storage
Extra Space Storage
East Naples Self Storage(Car l's - W hite GlovePersonal Storage)
Sunbelt Rentals
Sara Bay Marina
Big Cypress Flea Mar ket Phase 3 Mini Stora ge
StorAll Building
Ultimate Garages, LLC
U-Store-It
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Jim's Stow Away iStora ge Naples
Hideaway Storage
Bayshore Storage
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Maxi Self Storage
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Ace Super Storage
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Adkos Self Storage
Punta Cana Storage
B & J Cool Storage
Extra Space Storage
Extra Space Storage
Naples Mini-Storage
Simply Self Storage
Capital & StoreSmar t Storage
Cypress Self Storage
Downtown Mini Storage
Recreational Warehouse
Goodlette Self Stora ge
Tollgate Business Park Storage
Cubesmar t Self Storage
CubeSmar t Self Stor age
Cubesmar t self storage
Cain-Jones Self Stor age
Storesmar t Self Storage
Pine Ridge Mini Storage
Cain-Jones Self Storage
The Lock UpSelf Stor ageBldg 1 & Bldg 2
Moder n Mover s Self Stor age
Taray Inter national Warehouse
Midgard Naples Boat & Self Storage
Olde Naples Self Stor age (Nor th)
Olde Naples Self Stora ge (S outh)
U-Haul Moving & Stor a ge of Naples
The Lock Up Storage Center s - Piper Blvd
The Lock Up Stora ge Centers - Pine Ridge
The Lock Up Stora ge Centers - Golden G ate
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Legend
Existing Self Storage Facility
Proposed Self Storage Facility
2350 Stanford Court ŶNaples, Florida 34112
(239) 434-0333 ŶFax (239) 434-9320
SINCE 1946
Memo
To: Mike Bosi, Collier County Planning and Zoning Director
From: Laura DeJohn, Principal Planner II
Date: 4/3/2018
Re: U.S. 41 Corridor Study – Summary of Findings and Recommendations
PProject Description
The limits of this U.S. 41 Corridor Study extend approximately 6.8 miles along U.S. 41 between Palm
Street/Commercial Drive and Price Street. The Study Area is defined as the commercially zoned parcels
that are adjacent to U.S. 41 (see Figure 1 on the following page). Within this corridor, approximately 1.25
miles are within the Bayshore Gateway Triangle Redevelopment Area from Palm Street/Commercial Drive
to Haldeman Creek.1
The Study Area is generally suburban in nature
with segments that vary in character from the
northern redevelopment area to the southern
area emerging with new residential
communities and shopping centers. There are
few destinations along the corridor for
community attraction or entertainment other
than Sugden Regional Park and Eagle Lakes
Community Park.
The purpose of this Study is to determine the
public’s preferences for future development
types and uses so that those types of
development and uses can be facilitated and
incentivized through Comprehensive Plan
policies and Land Development Code.
1 The U.S. 41 Corridor Study Area defined for this planning effort does encompass some property within the Bayshore Gateway Triangle
Community Redevelopment Area (CRA) boundary, however the recommendations of this Study are only for lands outside of the CRA
boundary. Any reference to property within the CRA boundary is not intended to alter or vary from the CRA’s Redevelopment Plan that
guides and governs all future development within the CRA.
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 2
FFIGURE 1:
Map by Collier County GIS
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 3
PPublic Involvement Summary
The main objective of the Study was to conduct public input meetings to help the community discern the
best potential outcomes to serve community needs along the corridor.
Initial Stakeholder Outreach was performed in June, July, and August 2017. Stakeholder Outreach included
attendance and presentation of the purpose of the Corridor Study at the East Naples Civic Association
meeting of July 5, 2017, the East Naples Merchant’s Association meeting of August 10, 2017, and the
Bayshore Gateway Triangle Community Redevelopment Agency Advisory Board Meetings of June 6, 2017
and August 1, 2017. See Attachment 1 for the handout that was provided during Stakeholder Outreach.
In addition to Stakeholder Outreach, three public input meetings were held as described below. These
meetings were noticed through media postings by the East Naples Civic Association, East Naples Merchant’s
Association, and Bayshore Gateway Triangle Community Redevelopment Agency.
The three public input meetings were conducted in the same manner, with a 30- to 40-minute presentation
describing existing conditions and commercial siting influences, and a 19-item image preference survey. The
image preference survey was organized to obtain input on the preferred outcomes in the following realms:
(1) Desired aesthetic or community character: Participants were asked to indicate preferences for
different corridor features and development forms, including landscaping, green space or vistas,
building massing, building scale and building position along the street.
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 4
(2) Desired development types and uses: Participants were asked to indicate preferences for
different development types and uses, including hotels, shopping centers, mixed use, live-work,
entertainment, multifamily, and live-work.
(3) Regulatory options: Participants were asked to indicate preference for different regulatory
options to influence future development along the corridor through incentives or standards.
(4) Administrative options: Participants were asked to indicate preference for establishing a
redevelopment agency, taxing unit or community branding effort.
Participants also had the opportunity for a Question and Answer period, and forms were available for
attendees to submit written comments. During the three public input meetings, a total of approximately
144 participants attended and performed the image preference survey. A total of 107 written comments
were also received. Meeting summaries, survey results, written comments and sign-in sheets for each of the
three meetings are provided in Attachment 2.
FFindings
SUMMARY OF SURVEY AND WRITTEN COMMENT OUTCOMES
The outcome of the image preference survey revealed the majority of participants support the following:
x 51% support a strip mall with mmore variety of retailers (Banana Republic and Talbots were pictured
in the image).
x 90% support hhotels, and 59% support a rresort style hotel set back from the road with heavy
landscaping.
x 84% support ttwo-story multifamily, with 58% preferring the style of Avalon of Naples at the corner
of Davis Boulevard and County Barn Road when “all of the above” responses are included.
x 64% support ffour- to five-story multifamily buildings, with 53% preferring a design with
Mediterranean architecture when “all of the above” responses are included.
x 51% support a mmanicured landscape appearance along the roadway
x 65% support an ooffice complex with a single story orientation and a treed landscape along the
roadway
x 71% support businesses with ttwo-story buildings set back from the roadway, with a treed landscape
buffer and single bay of parking
x 92% support median and roadside llandscaping with shade trees and palms
x 81% support ffour- to five-story mixed use buildings when “all of the above” responses are included.
x 89% support mmore local restaurants when “all of the above” responses are included, and 89%
support mmore sit down restaurants when “all of the above” responses are included
x 79% support ddestination shopping (five-story Mercato was pictured in the image).
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 5
x 72% support ttwo- to three-story “live-work” buildings with workplaces on ground floors and
residences above when “all of the above” responses are included, with 59% supporting a ttraditional
two-story main street style appearance when “all of the above” responses are included.
x 94% agree with iincentives to encourage preferred development types, with 42% preferring impact
fee credits for tear down and re-build situations when “all of the above” responses are included.
x 96% agree with rregulatory updates for development along the corridor, with 48% preferring
updated standards for landscaping, when “all of the above” responses are included.
x 90% agree with administrative changes, with 62% preferring a ccommunity based branding effort to
establish an identity and marketing program, when “all of the above” responses are included.
The outcome of the image preference survey revealed the majority of participants do not support the
following:
x 67% ddo not support self storage facilities, however 31% favored one that is multi-story with
Mediterranean architecture and landscaping (Coconut Point self-storage facility was pictured in the
image).
x 64% ddo not support gas stations, however 30% favored one that is buffered with landscaping
(Racetrac at the corner of Airport Road and North Horseshoe Drive was pictured in the image).
The written comments received during the Public Input Meetings were categorized into subject areas, listed
below in order of the most commented to the least commented subjects:
SSubject of Written Comments
Percent of Respondents
((%)
Preferred Development 41.3
Rebranding 10.3
Traffic 10.0
Bikes & Pedestrians 8.7
NOT Preferred Development 8.0
Incentives 7.7
Design 4.7
Landscaping 3.7
Infrastructure 2.7
Open Space 2.3
Redevelopment 0.7
A final public meeting was held on February 21, 2018 to review the findings and proposed recommended
actions. Attendees also had the opportunity for a Question and Answer period, and forms were available
for attendees to submit written comments. Approximately 44 attendees were present, and nineteen written
comments were collected.
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 6
The comments provided at the final meeting covered a wide range of topics and opinions. The most
commented topics were relatively consistent with the comments received at the three earlier Public Input
Meetings, except that references to undesired uses made up a larger proportion of comments received.
The final meeting comments were primarily regarding: undesired uses, preferred development, bicycle and
pedestrian safety, and rebranding. The presentation, written comments and sign-in sheets for this meeting
are provided in Attachment 3.
The findings from all the public surveys and comments were organized into priorities representing public’s
most commented issues. “Main points” corresponding to each priority topic are provided below to
summarize the general consensus on these topics derived from comments and feedback during the public
meetings.
Some participants were vocal about the development types they that do NOT prefer, such as affordable
housing and storage facilities, however the focus of this study was to identify mechanisms for encouraging
development types that are preferred. Therefore, the priority topics include reference to new and different
businesses desired, rather than reference to precluding certain uses.
Priority Topics Main Points
Community identity East Naples residents support branding the area to make the assets
of the area known and attract more of what the community wants.
New and different businesses
are desired:
Hotel/Resort, Grocery options,
Wholesale Club, Restaurants
Any change must be part of a framework that controls for
appearance, intensity and traffic.
Transportation
The corridor has too much traffic and not enough safe bicycle and
pedestrian features and open space.
Redevelopment Improvement to unsightly, older buildings and vacant commercial
buildings is needed.
Landscaping Enhance the appearance along the roadside.
RRecommendations
Recommended actions were developed to address the priority topics that were voiced by the public. The
recommended actions were derived based on the understanding of the East Trail Corridor conditions and
the following commercial siting constraints:
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 7
x Limited number of four-way intersections compromising the ability of businesses to maximize
visibility and accessibility in the marketplace.
x Small lot sizes limiting ability to design and enhance the appearance of businesses and properties.
x Challenges of the width and speed of a six-lane state highway for businesses to sustain in an
attractive and successful way, and for the public to comfortably travel by car, bicycle or foot.
The recommended actions are consistent with planning concepts for revitalization of commercial strip
corridors endorsed by the American Planning Association, Congress for New Urbanism, and the U.S.
Environmental Protection Agency Smart Growth Program. The Collier County Community Character Plan
(2001) and the Blue Zones Project East Naples Discovery Report (2018) were also used as resources in
the preparation of these recommendations.
The community members’ objective to see the East Trail corridor and their community transform into a
desirable place that is more attractive, vibrant, and less dominated with traffic, requires comprehensive
changes to the physical conditions of the corridor’s transportation infrastructure and built environment.
This can be achieved through multiple steps over many years, including: a community based branding effort
to identify and promote the desired conditions within and outside the community, amendment to the
Growth Management Plan and the Land Development Code consistent with the vision for a variety of
destinations with more greenery and less congestion, and infrastructure enhancements to improve the safety
for all users and enhance appearance along the U.S. 41 right-of-way.
Six recommendations are enumerated below to move forward with the desires that the community
expressed. The recommendations can be considered in two increments:
¾“Quick fix” recommendations can be accomplished within one to two years, including revisions and
adjustments to the Land Development Code, and
¾Long term recommendations will require additional impact analysis and potential amendment to the
Growth Management Plan and other major plans, which could take two to four years, or longer
relative to transportation planning.
QUICK FIX RECOMMENDATION #1) CCommunity based branding project
Civic and Business organizations should work together to establish a theme and identity and then promote
the community and its vision.
This recommenda tion reflects the second most commented item, which is the community’s desire to esta blish its
identity, to celebra te its a ttributes, a nd to encoura ge a nd a ttra ct more of the development types a nd uses tha t a re
considered la cking in the a rea . The idea of a community-ba sed bra nding effort to esta blish an identity and ma rketing
progra m wa s the a dministra tive cha nge supported by the most survey participa nts. This is a Quick Fix
recommenda tion beca use it ca n be initia ted by the community lea ders immedia tely.
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 8
TThe bra nding project would be sponsored a nd coordinated by civic groups a s a mechanism for community members
to come together a nd genera te a “bra nd” tha t sets the community a pa rt, helps define the first impressions to others
of wha t the community sta nds for, and helps foster a sense of pride a nd enthusiasm for the future.
QUICK FIX RECOMMENDATION #2) DDesired businesses
The County Growth Management Department should provide information to the development community
about outcomes of the Study and uses that are preferred.
This recommenda tion reflects the first a nd second most commented items, which a re to encoura ge preferred types
of new a nd different businesses to locate in the a rea a nd to esta blish a nd communica te a new “bra nd” to others.
This is a Quick Fix recommenda tion beca use it ca n be implemented by County sta ff immedia tely upon Boa rd
direction.
Ma ny pa rticipa nts in the public meetings identified certa in reta ilers a nd resta ura nts tha t a re desired to loca te in
the a rea . With growth a nd permitting trends indicating a steady increase in the number of households in East
Na ples, there will be a la rger customer ba se tha t commercia l interests na tura lly follow. The County sta ff is often
one of the first points of conta ct for those who seek to develop in the County, therefore the opportunity for County
staff to provide the outcomes of the U.S. 41 Corridor Study and the future bra nding project will help convey the
community’s interests ea rly in the process a nd potentia lly influence some decision ma king a bout design a nd types
of uses a nd orienta tion of those uses by potentia l developers.
QUICK FIX RECOMMENDATION #3) RRedevelopment and development standards
a) New development will meet Collier County’s architectural and signage standards and further refined
redevelopment standards.
b) For gas station or self storage development, consider separation requirements, location standards
or minimum percentages of retail or office mix as part of these developments to mitigate for
proliferation along this corridor.
This recommendation reflects the reality of the conditions of the corridor; a focus on redevelopment a nd
development sta nda rds is necessa ry to a chieve the community members’ objective to tra nsform the corridor to be
more a ttra ctive, vibra nt, a nd less domina ted with tra ffic. Beca use the County is a ctively a ddressing ma ny of these
issues by prepa ring new redevelopment sta nda rds, this is considered a Quick Fix recommenda tion tha t ca n be
a ccomplished through La nd Development Code a mendments.
Redevelopment activities a re increasingly at the forefront of the County’s planning and development process a s
older buildings rea ch the end of their functiona l lives in the esta blished urba n a rea s, while demands for more housing
a nd services continue in these a rea s. The County has a n Impa ct Fee Cha nge of Use Progra m for Existing
Commercia l Development which helps to incentivize the re-use of esta blished buildings. Demolition and
reconstruction projects a re not eligible for this progra m. Some redevelopment regula tions ha ve been a dopted,
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 9
iincluding the Site Pla n with Devia tions process to a llow relief for those redeveloping properties tha t a re too sma ll
or otherwise constra ined a nd una ble to meet some of toda y’s more stringent requirements.
The recommenda tion to further refine redevelopment sta nda rds and apply these a long the corridor is pa rt of a n
ongoing County effort to recognize the development potentia l that ca n be derived from older strip centers tha t a re
underperforming. Redevelopment of shopping centers, la rge pa rking lots and la rge empty storefronts can be
encoura ged by allowing mix of residentia l a nd commercia l uses in a wa y tha t a llows for rela xed pa rking sta nda rds,
resulting in more a rea s for la ndsca ping a nd open spa ces.
As pa rt of the effort to refine redevelopment sta nda rds, the County should revisit separa tion requirements for ga s
sta tions a nd self stora ge fa cilities, a s these uses a re contra ry to revita liz a tion stra tegies a imed to promote more
huma n sca le a nd vibrant environments. These a lterna tive stra tegies should be considered for controlling prolifera tion
of ga s sta tions a nd self stora ge fa cilities:
•Sepa ra tion requirements ma y be increa sed from the currently a dopted 500-foot sepa ra tion requirement
for ga s sta tions to a qua rter-mile (1,320 feet), which is the dista nce a pedestria n will typica lly wa lk
comforta bly within five minutes. This would relieve the sense of prolifera tion by providing a sepa ra tion tha t
is consistent with the ba sic building block of a pedestria n sca le environment. Such a requirement ma y be
a pplied to self-stora ge fa cilities a s well. The LDC would continue to a llow a pplica nts to request wa ivers
through the Boa rd of Zoning Appea ls process.
•In a ddition to sepa ra tion requirements, the loca tion of new ga s sta tions or self stora ge fa cilities ca n be
limited or restricted in Activity Centers to maintain the intention for those nodes to be pedestria n friendly,
huma n sca le live/work/pla y settings. Applica nts could be given the opportunity to seek Boa rd of Zoning
Appea ls a pprova l of such a fa cility in a n Activity Center by demonstra ting the fa cility meets stringent design
criteria , or by incorpora ting a minimum percenta ge, such a s 25% of the fa cility, to be used for community
oriented genera l reta il, persona l service, or genera l or professional office use.
QUICK FIX & LONG TERM RECOMMENDATION #4) LLandscaping
Implement a roadside landscaping enhancement strategy.
a) Substitute standards for landscaping in front yards for better “curb appeal” specific to conditions of
U.S. 41 East.
b) Review options for enhanced roadside landscaping in the right-of-way.
These recommendations reflect the eighth most commented item, which wa s landsca ping. The recommendation to
implement overla y zoning sta nda rds to a ddress la ndsca ping wa s the regula tory idea supported by the most survey
pa rticipa nts. This is both a Quick Fix recommenda tion because sta nda rds ca n be upda ted through La nd
Development Code a mendments, a nd a Long Term recommenda tion beca use enha nced roa dside la ndscaping in
the right-of-wa y requires a t lea st three yea rs to pla n, fund, design, permit, a nd construction.
The commercia l development tha t exists a long U.S. 41 between the a ctivity center nodes is limited in potentia l for
significa nt changes or redevelopment due to tra ffic conditions a nd the constra ined size of the lots. Aesthetic
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 10
iimprovements, such a s roa dside la ndsca ping will help improve the a ttra ctiveness for these businesses to residents
a nd the travelling public.
The landsca ping sta nda rds that a pply to the front ya rds a long the East Tra il a re the sa me a s for a ll of Collier
County, however the conditions along the Ea st Trail a re very unique due to the size and orienta tion of lots. An
Overla y for corridor-specific la ndsca ping sta nda rds ca n be a pplied to this Study Area through La nd Development
Code a mendments. The front ya rd buffer sta nda rds need not be necessa rily more strict or encumbering of the
properties, but they ca n be more responsive to the existing conditions with a ppropria te species, sizes a nd
a rra ngements of la ndsca ping a nd more consistent with the ma nicured a ppea ra nce tha t wa s fa vored by most survey
pa rticipa nts.
The options for enha nced roadwa y la ndsca ping in the right-of-wa y requires la ndsca pe a rchitectura l planning a nd
coordina tion between FDOT a nd County Tra nsporta tion a nd La ndsca pe Architecture sta ff to determine a n
a ppropria te va riety of roa dside la ndsca ping tha t works within the constra ints of the U.S. 41 right-of-wa y. This ha s
been a ccomplished in other communities (see ima ge below of U.S. 41 right-of-wa y la ndsca ping enhancements in
Bonita Springs). Enhancements of this nature require coordina tion on design, permitting, funding a nd ma intenance
to achieve loca l goa ls.
Landscaping enhancements along U.S. 41 in the City of Bonita Springs
LONG TERM RECOMMENDATION #5) Identify ttarget locations or “nodes” for allowing preferred new
types of development and redevelopment.
a) Confirm or expand the 3 existing Activity Centers: Airport Road; Thomasson/Rattlesnake; Collier
Boulevard.
b) Consider addition of 2 new minor Activity Center opportunities at: St Andrews Square and
Vincentian PUD/Eagle Lakes Park.
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 11
c) Apply Redevelopment/Infill incentives and standards for Mixed Use Destinations and Hotels in these
locations.
TThese recommendations reflect the first most commented item, which is to encoura ge preferred types of new a nd
different businesses to loca te in the a rea . These recommenda tions a re long term beca use they require a mendment
to the Growth Ma na gement Pla n, which requires a dditiona l supporting a na lysis a nd ta kes one to two yea rs.
The beginning of a more orga nized development pa ttern for the corridor is the identifica tion of nodes for centers of
a ctivity to concentra te, with incentiviza tion for the desired Mixed Use Destinations with shopping a nd resta ura nts
a nd hotels. These nodes need to be loca ted where the ma rket drives development to occur, a t intersections. The
three existing intersections tha t a re designa ted a s Activity Centers a re #16-Government Complex, #17-
Thoma sson/Ra ttlesna ke Ha mmock, a nd #18-Collier Bouleva rd. These a re a lrea dy built or under development, a nd
should be eva lua ted for expa nsion. One opportunity is the expa nsion of the Government Complex Activity Center
to include Naples Towne Center.Expa nsion a rea s a nd new a ctivity centers a t St.Andrews Square a nd the
Vincentia n PUD should be evalua ted to determine the potential to help fill in ga ps a long the corridor a nd a llow
more opportunities for desired uses.
In a ddition to the a mendments to the Future La nd Use M a p series necessa ry to redefine Activity Centers, text
a mendments to the Growth Ma na gement Pla n would be need to be eva lua ted if the potential for higher densities
or intensities or other cha nges tha t would help encoura ge redevelopment of the older underperforming shopping
centers a nd encoura ge development of a mix of uses for live/work/pla y environments tha t a re able to endure the
trending decline of brick-a nd-morta r reta il a nd provide for a dequa te return on investment. If necessa ry,
corresponding zoning policies a nd sta nda rds would be implemented through further refinement of redevelopment
a nd development sta nda rds in the La nd Development Code.
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 12
LONG TERM RECOMMENDATION #6) TTransportation Needs
a) Identify opportunities to use connecting street for bicycles and pedestrians.
b) Coordinate with the Collier MPO Bicycle/Pedestrian Master Plan to identify locations for new
sidewalks, bikeways, transit and greenways and connections to serve the corridor.
c) Establish design criteria to promote secondary corridors to connect to commercial and mixed use
centers.
d) Coordinate with County Transportation staff & Florida DOT on options for retrofitting
enhancements, start with intersections.
This set of recommendations reflects the third and fourth most commented items, which were tra ffic a nd bicycle
a nd pedestria n opportunities. While this Study wa s not intended to contemplate changes to the roa dway
infra structure (tra vel la nes, pedestria n fa cilities, or roa dwa y la ndsca ping) these elements contribute to the
experience a long the corridor, a nd must be considered a s part of any long term pla nning for revita liza tion a long the
corridor.
Accomplishing physica l cha nge to the U.S. 41 roa dwa y itself is a ma jor cha llenge. It is a sta te highwa y built for a
significa nt a mount of tra ffic, so any reduction in tra ffic ca pacity would require a lterna tive routes, a nd this is
geogra phically not feasible. Thus, recommenda tions are meant to improve the network of roads tha t connect to
a nd run pa ra llel to U.S. 41, a nd to incrementa lly seek to retrofit enha ncements to improve the experience for
pedestria ns, bicyclists a nd motorists in coopera tion with FDOT.
Connecting streets a re the “feeder” streets tha t connect most residential communities to the U.S. 41 corridor.
Bicycle a nd pedestrian fa cilities should be a dded or enha nced a long these streets to ma ke connections from
residentia l a rea s to loca tions where destina tions or “nodes” a re pla nned a long the corridor. These “nodes” a nd
intersections a long U.S. 41 should be a priority issue when County Tra nsporta tion sta ff coordina tes with Florida
Depa rtment of Tra nsporta tion on retrofitting enhancements and improving safety, especia lly for pedestria ns a nd
bicyclists.
The streets pa ra llel to U.S. 41 should be considered opportunities for developing a sa fer pa th for bicyclists a nd
pedestria ns to move up a nd down the corridor. For much of the 6.8-mile U.S. 41 Study Area , the roa d network
fea tures pa ra llel streets including Ta mia mi La ne, Outer Drive, Florida n Avenue, Tamia mi Court, and 1st Street. These
pa ra llel streets a re a n opportunity for sa fe a nd convenient movement of bicyclists a nd pedestria ns.
Proposed bicycle a nd pedestria n network improvements for the Ea st Naples a rea should be identified by County
Tra nsporta tion sta ff a nd coordina ted with the Collier MPO Bicycle/Pedestria n M a ster Pla n so tha t loca tions for new
sidewa lks, bikewa ys, tra nsit a nd greenwa ys a nd connections ca n be pla nned, funded a nd developed.
Missing links a long the pa ra llel corridors ca n be filled through design sta nda rds tha t promote linka ge to these
seconda ry corridors a s pa rt of new development or redevelopment of commercia l a nd mixed use centers. The
U.S. 41 Corridor Study – Summary of Findings and Recommendations
April 3, 2018
Page 13
ddesign sta nda rds ca n be implemented a s pa rt of the refinement of redevelopment a nd development sta nda rds in
the La nd Development Code.
In summary, the recommendations are re-stated below:
QUICK FIX RECOMMENDATION #1) CCommunity based branding project
Civic and Business organizations should work together to establish a theme and identity and then promote the
community and its vision.
QUICK FIX RECOMMENDATION #2) DDesired businesses.
The County Growth Management Department should provide information to the development community about
outcomes of the Study and uses that are preferred.
QUICK FIX RECOMMENDATION #3) RRedevelopment and development standards
a) New development will meet Collier County’s architectural and signage standards and further refined
redevelopment standards.
b) For gas station or self storage development consider separation requirements, location standards or minimum
percentages retail or office mix as part of these developments to mitigate for proliferation along this corridor.
QUICK FIX & LONG TERM RECOMMENDATION #4) LLandscaping
Implement a roadside landscaping enhancement strategy.
a) Substitute standards for landscaping in front yards for better “curb appeal” specific to conditions of U.S. 41
East.
b) Review options for enhanced roadside landscaping in the right-of-way.
LONG TERM RECOMMENDATION #5) Identify ttarget locations or “nodes” for allowing preferred new types of
development and redevelopment.
a) Confirm or expand the 3 existing Activity Centers: Airport Road; Thomasson/Rattlesnake; Collier
Boulevard.
b) Consider addition of 2 new minor Activity Center opportunities at: St Andrews Square and Vincentian
PUD/Eagle Lakes Park.
c) Apply Redevelopment/Infill incentives and standards for Mixed Use Destinations and Hotels in these
locations.
LONG TERM RECOMMENDATION #3) TTransportation Needs
a) Identify opportunities to use connecting street for bicycles and pedestrians.
b) Coordinate with the Collier MPO Bicycle/Pedestrian Master Plan to identify locations for new sidewalks,
bikeways, transit and greenways and connections to serve the corridor.
c) Design criteria to promote secondary corridors to connect to commercial and mixed use centers.
d)Coordinate with Transportation staff & Florida DOT on options for retrofitting enhancements, start with
intersections.
AATTACHMENT 1
STAKEHOLDER OUTREACH HANDOUT
Study Area
Palm Street/Commercial Drive
Price Street t t
Purpose
The purpose of this Study is to determine the
public’s preferences for future development
types and uses so that those types of development
and uses can be facilitated and incentivized through
Comprehensive Plan policies and Land
Development Code.
Public MeeƟng 1 – October 3rd, 2017 (6:00-8:00 pm)
LocaƟon: East Naples Community Park—3500 Thomasson Drive, Naples, FL 34112
Goal: Public preferences for uses/development type along corridor
Public MeeƟng 2 - November 7th, 2017 (6:00-8:00 pm)
LocaƟon: Eagle Lakes Community Park—11565 Tamiami Trail East, Naples, FL 34113
Goal: Public preferences for uses/development type along corridor
Final MeeƟng – December 2017/January 2018
Goal: Present the findings and recommendaƟons for opƟons to incenƟvize preferred
development or businesses along the corridor
Schedule
Johnson Engineering, Inc.
Extent of Corridor: Commercial properties along U.S. 41
from Palm Street/Commercial Drive to Price Street
Length of Corridor: 6.8 Miles
Number of lanes: 6
Posted speed: 45 & 50 mph
Transit available: CAT Intermodal Transfer Station connects
Routes 17, 18, 24, 11, 13 and 14.
Current traffic counts: 32,500—42,000 Average Annual
Daily Traffic
Community Characteristics
PopulaƟon 91,281
Annual Growth through 2022 2.9%
Median Age 52.3
Total Households 41,138
Average Household Size 2.2 persons
Median Household Income $60,143
Housing Units 56,004
Housing Units Vacant 14,866
(36.1%)
Housing Units Occupied 41,378
(73.5%)
Housing Units Owner Occupied 28,638
(69.6%)
Housing Units Renter Occupied 12,500
(30.4%)
Businesses 5,836
Employees 64,938
Company Headquarter
Businesses
8
Company Headquarter
Employees
2,815
ResidenƟal PopulaƟon per
business
15.6
Labor Force age 16 and
over
79,108
Unemployment rate 2.6%
DEVELOPMENT
46%
AESTHETICS
27%
CONNECTIVITY
13%
OTHER
6%
SERVICES
6%
RECREATION
2%
CORRIDOR PRIORITIES
Responses from Individual Questionnaires Priorities identified by the public during the 2009-2010 East Trail Corridor
Study were :
1.Development Types— preferences for types of businesses and com-
munities
2.Aesthetic Types—appearance of roadsides and buildings
3.Traffic—safety and convenience for cars and pedestrians
Examples of Design
Source: Naples Daily News
Examples of Higher Density/
Mixed Use Development
Source: Gulfshore Life
Source: Future Cape Town
Examples of Live/ Work
Along the Corridor
Source: 525 Town Lake
Source: Naples Daily News
Prepared By :
For Collier County
3 mile Trade Area Business and
Employment Profile (2017)
3 mile Trade Area Housing Inventory
(2017)
3 mile Trade Area PopulaƟon and
Housing Summary (2017)
AATTACHMENT 2
PUBLIC INPUT MEETING SUMMARIES, SURVEY RESULTS,
WRITTEN COMMENTS AND SIGN-IN SHEETS
10/3/17 Public Input Meeting Summary Page 1
U.S. 41 Corridor Study
Public Input Meeting #1 Summary
October 3rd, 2017 – East Naples Community Park (6:00pm-8:00pm)
The first of three public input meetings for the U.S. 41 Corridor Study was held on October 3, 2017 at East
Naples Community Park. The meeting began at approximately 6:00 p.m. The Bayshore Gateway Triangle
Community Redevelopment Area Advisory Board met prior to this meeting from approximately 5:00 to
6:00 p.m., allowing for its members and audience to attend the U.S. 41 Corridor Study meeting thereafter.
Because of the transitioning from one meeting to another, there was no ability to perform a sign-in system
for audience members attending this meeting. Based on the number of responses received during the
survey portion of the meeting, approximately 70 audience members participated.
Laura DeJohn, Principal Planner with Johnson Engineering and Mike Bosi, Planning and Zoning Director of
Collier County Growth Management, began the evening with a presentation summarizing the U.S. 41
Corridor Study background and purpose. Laura gave a description of physical characteristics of the corridor,
including existing transportation infrastructure, traffic counts, and lot dimensions. Laura summarized the
proportions of existing uses and future land use and zoning. Mike discussed demographics and real estate
market conditions, followed by an explanation of commercial development patterns. He identified the
potential for growth in the vicinity of the corridor including thousands of new dwelling units and substantial
new commercial development based on approvals in place for the next five to ten years. Mike identified
the trends in Internet shopping and integration of uses to maximize live/work/play opportunities, with an
example being the proposed Mini-Triangle development at the intersection of U.S. 41 and Davis Boulevard.
Laura concluded the presentation by explaining options for incentives, regulation changes and administrative
changes that could impact the look and the type of development along the corridor in the future. She
highlighted the meeting schedule for the next public meetings and next steps for the study.
Several questions were raised by the audience. There were concerns raised about how increased
development will be detrimental to traffic and congestion.
The next portion of the meeting was the Image Preference
Survey. Audience members were given the option to respond
to the survey on paper or electronically using cellular devices.
Based on the survey responses, approximately 70 audience
members participated. Audience members were advised that
the results will be tallied with the results of the subsequent
public input meetings and final public meeting to present
findings was to be scheduled for December 2017/January
2018. (*Note this meeting schedule was subsequently altered,
and the presentation of findings was re-scheduled for February
21, 2018.)
Attachments: Image Preference Survey Results
Written Comments
(No sign-in sheets were collected at this meeting.)
QuestionA Corresponding
Pictures B Corresponding
Pictures C Corresponding
Pictures D Corresponding
Pictures E Corresponding
Pictures TotalReceived
1 0 283310Noneoftheabove0 71
2 124373Noneoftheabove0 65
3 8 161413 8Noneoftheabove59
4 5158 5Noneoftheabove0 33
5 4 5 38 19 Noneoftheabove0 66
6 03952Noneoftheabove0 64
7 0 401113 5Noneoftheabove69
8 044108 5Noneoftheabove67
9 044163Noneoftheabove0 63
10 232283Noneoftheabove0 65
11 1 2 14 46 Noneoftheabove0 63
12 246256Noneoftheabove0 61
13 6581Noneoftheabove00 65
14 022555Noneoftheabove64
15 26 5 9 11 Noneoftheabove14 65
16 36 Impactfeedeferrals 22
Increasedheightfor
preferred
developmenttypes
39
Impactfeecreditsfor
teardownand
rebuildsituations
19
Increaseddensityfor
preferred
multifamily,liveͲ
workormixeduse
withresidentialalong
thecorridor
2 Noneoftheabove118
17 42
CorridorOverlay
zoningdistricttoadd
standardsfordesired
(additional)
landscaping
37
CorridorOverlay
zoningdistricttoadd
standardsfor
(enhanced)building
design
22
Moreflexibilityor
relieffromcurrent
standardsfor
redevelopment
3 Noneoftheabove0 104
18 18 PursueaCommunity
RedevelopmentArea
(CRA)designation
3
PursueanMSTUto
fundimprovements
totheroadway
landscaping,lighting,
orsignage
39
Communitybased
brandingeffortto
establishanidentity
andmarketing
program
7 Noneoftheabove0 67
CombinedResponsesfor10Ͳ3Ͳ17ImagePreferenceSurvey
Category Comment
Preferred
Development
Recycleandusethebuildingsthatarealreadyvacant.Thiscorridoristhethroughwaytotheonlyeverglades
intheworldͲbecareful.BoutiqueshopsͲnewspapershopͲbookstore.CoffeeshopͲmaybefifthavenue
cafécouldopenasatelliteshop.GreenmarketͲindoorsͲflowersandfruit,bigboxideasͲ"musiccenter",
guitarstorewherecostcowasgoingtogo.
Preferred
DevelopmentCreatea"downtown"foreastnaplesͲfestivals,gatherings,localperformancegroups,walkaboutpark.
Preferred
DevelopmentLucky'smarketwasanexcellentkindofbusinessanddestination,weneedmorelikethis.
Preferred
DevelopmentBarnesandNobleͲsmallbestsellersonlyͲorderotherbooksdeliverednextdaytoshop.CoffeeShop/café
Preferred
DevelopmentBedBathandBeyond,ChristmasTreeShop,IKEA
Preferred
Development
LovewhatwasdoneonCollierand41ͲGreatJob.Ifwedomorelikethisfurtherdown,let'sgetdifferent
stores,resturantsthataremoreuniquesoitwilldrawinteresttoouruniquearea.BigresturantslikeTexas
Roadhousearesopopularandwefindourselvesdrawnthereforthat.Samew/HobbyLobbyandthelike.
Moretropicalsettingsthatspeaktowherewelive,Let'sconsidernewtheater.
Preferred
Development
PleasebringinmorenonͲchainrestaurants,homegoods,TraderJoes,Costco,WholeFoods.Weneedmore
diningandentertainmentchoices.It’sahiketogonorth,especiallyinseasontraffic.
Preferred
DevelopmentWouldbenicetohavesmallerboutiquesͲsubcottagetypeuses
Preferred
Development
UrbanͲsuburbancontextmakesansweringdifficultaswhatisappropriateforoneisinapppropriateforthe
other.
Preferred
DevelopmentNeedtotakeintoaccountthattheDowntownareamaygrowrapidlyEastasafinancialcenter.
InfrastructureInfrastructurefirst!Wecantsupportmoregrowthwithoutbetterinfrastructure.
TrafficPlanfortraffic.Yearroundresidentsshouldbeabletoaccesstheirowncommunity.
TrafficThinkspeedlimiton41eastbeyondrattlesnakeneedstobeaddressedͲitis50+mphͲnotcondusivefor
patronsofcommercialtoingressandegresshighway.Someforresidential.
TrafficConcernsoftrafficoncorridorfromnewdevelopments
TrafficRoadsmustgrowwithdevelopment
TrafficStoplightsonthecorridoraretoomuch.
Bikes&
Pedestrians
Allnewdevelopmentshouldtakepedestrianandbiketrafficintoconsideration.Bike/walkingtrailssheilded
fromvehicletrafficandlandscapedwithshadetreesisneeded.Walkwayoverortunnelunder41toprovide
eastͲwestgreenwayforthoseofuswhoarewillingwalk/bikeandrecreatewithintheurbanenvironment.
Landscaping/
Bikes&
Pedestrians
Areasonthisareaimpressedmewasthebeautifulboulevardareasontheroadwayandthenatural
landscapinginthemedians.Naturalwalkablepathwaysandbikepathsappealtome.Easyaccessintoand
outofshoppingcenters.
10/3/17 Public Meeting - Written Comments
Page1
Category Comment
10/3/17 Public Meeting - Written Comments
LandscapingLesstreesneedtobeusedforlandscaping.Landscapemaintenanceandimpedingtrafficflowisanissue.
Landscapingnowblocksvisibilityonroadstoturnleft.
LandscapingWeneedlandscapingon951fromrattlesnaketo41
LandscapingLandscaping,mediansaredeveloped,whataboutroadside?Willnew/olddevelopersabidebythese
policies?
LandscapingLandscapingmakesadifference
IncentivesCanwehaveanincentivetorefurbish/reuse
IncentivesExistingbuildingsͲͲͲ>noimpactfees?
IncentivesImpactdeferralfeesforworkforcehousing
IncentivesUseofredevelopmentofcurrent,vacantbuildingsseemsideal.Isthereanincentiveforprosective
developerstousethesebuildings.
IncentivesCanwehavenoimpactfeesforrevampinganexistingbuilding?
RebrandingWouldlovetoseecorridorviewedascommunityfriendly.
RebrandingBrandingareawithanamelikeNaplesͲEvergladesTrail(NET)withsignaturesignage.Abookstorewithcafé.
Rebranding/
Preferred
Development
Rebrandtheeasttrailas"southnaples"usedbyseveralbusinesseslikeCarrabba'sperhapsatRattlesnake
South.NeedaCostco,HomegoodsandTraderJoesandlocalrestaurants.Sellthedescreasingseasonailityof
thetrailmorepermanentthishaskeptcostout.
DesignNoincreasedheight.
DesignKeepittropicalandlightcolored.
DesignCurrentbusinesseskeepbuildingemptyandstillarecollectingrentmakesthearealookundesirableto
otherbusinesses.FreedomsquareͲoldkmart.
DesignWhatlendstocorridorimprovement?VisualImprovement
DesignSeeDPZ'sSprawlRepairManual
OpenSpace TheseideasareallproͲgrowthinacontemporarymannerforSWFlorida.Youcouldgotheotherwayand
claimanenvironmentalsensitiveareawithnoproͲgrowtheffortsatall.BluezoneanduniquetoFlorida.
Page2
11/7/17 Public Input Meeting Summary Page 1
U.S. 41 Corridor Study
Public Input Meeting #2 Summary
November 7, 2017 – Eagle Lakes Community Park (6:00 p.m. - 8:00 p.m.)
The second public input meeting was at Eagle Lakes Park on November 7, 2017. Sign in sheets indicate
approximately 50 meeting attendees were present. The meeting format, presentation, and survey were the
same as the October 3, 2017 public meeting, except that the survey was updated with some options for
participants to select “all of the above” as a response, and a question about take out or sit down restaurants
was added to the survey.
Laura DeJohn, Principal Planner with Johnson Engineering
and Mike Bosi, Planning and Zoning Director of Collier
County Growth Management, summarized the U.S. 41
Corridor Study background and purpose. Laura gave a
description of physical characteristics of the corridor,
including existing transportation infrastructure, traffic
counts, and lot dimensions. Laura summarized the
proportions of existing uses and future land use and zoning.
Mike discussed demographics and real estate market conditions, followed by an explanation of commercial
development patterns. He identified the potential for growth in the vicinity of the corridor including
thousands of new dwelling units and substantial new commercial development based on approvals in place
for the next five to ten years. He distributed a handout of the County’s current permitting activity, which
indicated several new commercial developments in the East Naples vicinity are in the pipeline. Mike identified
the trends in Internet shopping and integration of uses to maximize live/work/play opportunities, with an
example being the proposed Mini-Triangle development at the intersection of U.S. 41 and Davis Boulevard.
Laura concluded the presentation by explaining options for incentives, regulation changes and administrative
changes that could impact the look and the type of development along the corridor in the future. She
highlighted the meeting schedule for the next public meetings and next steps for the study. The public
meeting schedule included the addition of a third public input meeting on January 16, 2018 to allow for
more seasonal participants, and the final meeting for presentation of findings and recommendations was set
for February 21, 2018.
Several questions were raised by the audience. There were concerns raised about vehicular traffic and
congestion, and pedestrian safety. Concern was noted about the high traffic congestion levels during peak
months of the year. The concept of re-branding East Naples as “South Naples” was raised by one attendee.
The desires expressed by some attendees for destinations such as sit-down restaurants were discussed
relative to the concern that increased development will be detrimental to traffic and congestion. Mike Bosi
discussed how addition of new destinations along the East Trail could alleviate some time spent in the car
travelling a longer distance to reach at those destinations if they are not developed along the East Trail.
The next portion of the meeting was the Image Preference Survey. Audience members were given the
option to respond to the survey on paper or electronically using cellular devices. Audience members were
advised that the results will be tallied with the results of the other two public input meetings and the final
public meeting to present findings will be February 21, 2018.
Attachments: Image Preference Survey Results, Written Comments, Sign-in Sheets
QuestionA Corresponding
Pictures B Corresponding
Pictures C Corresponding
Pictures D Corresponding
Pictures E Corresponding
Pictures F Corresponding
Pictures TotalReceived
1 0 9 30 11 Noneoftheabove0 50
2 0 102910Noneoftheabove0 49
3 621107 5Noneoftheabove49
4 319710Alloftheabove 10 Noneoftheabove49
5 41196Alloftheabove19 Noneoftheabove49
6 0 0 23 24 Noneoftheabove0 47
7 0206166Noneoftheabove48
8 1299 6 3Noneoftheabove48
9 2357 5Noneoftheabove 0 49
10 213322Noneoftheabove 0 49
11 0 3 18 26 Noneoftheabove0 47
12 191126Alloftheabove10 Noneoftheabove48
13 22814Alloftheabove4 Noneoftheabove0 48
14 265323Noneoftheabove48
15 03296Alloftheabove1 Noneoftheabove39
16 18127Alloftheabove18 Noneoftheabove46
17 4 Impactfeedeferrals 23
Impactfeecreditsfor
teardownand
rebuildsituations
0
Increasedheightfor
preferred
developmenttypes
0
Increaseddensityfor
preferred
developmenttypes
17 Alloftheabove4 Noneoftheabove44
18 23
CorridorOverlay
zoningdistricttoadd
standardsfordesired
(additional)
landscaping
9
CorridorOverlay
zoningdistricttoadd
standardsfor
(enhanced)building
design
7
Moreflexibilityor
relieffromcurrent
standardsfor
redevelopment
6 Alloftheabove1 Noneoftheabove46
19 4
PursueaCommunity
RedevelopmentArea
(CRA)designation6
PursueanMSTUto
fundimprovements
totheroadway
landscaping,lighting,
orsignage
17
Communitybased
brandingeffortto
establishanidentity
andmarketing
program
17 Alloftheabove 2 Noneoftheabove46
CombinedResponsesfor11Ͳ7Ͳ17ImagePreferenceSurvey
Category Comment
Preferred
DevelopmentWeneeda“MercatoCenter”–Somethingniceandupscale
Preferred
DevelopmentNeedaHomeGoodsandaCostco
Preferred
DevelopmentChainrestaurantsareOKonlyiftheyarehigherquality.
Preferred
DevelopmentWeneedaCostco,Sam’sorTraderJoe’s
Preferred
DevelopmentWeneedmorefinerestruantstodrawpeopleintoourarea.
Preferred
DevelopmentMorelocalrestruants,Costco,CarWash,PetiteClothesstore
Preferred
DevelopmentIwouldlovetoseemixedusedevelopmentandrestruaunts.
Preferred
Development
2Wawa'sandRacetracsareenoughgasstations.Hotelsandnicerestrauntsaresorelyneeded.Incentivizeredevelopment
ofthesmall1storymotelstoimprovetheappearanceandrebranding.
Preferred
DevelopmentHomeDepot,Movietheater,ChickFilA,HomeGoods,Sams,Costco,RedLobster,FamousDaves
Preferred
Development
Overalllookofasmalltownwouldbenice.Thiscouldincludenew1and2storybuildings,restruants,andlandscapingby
businesses.
Preferred
DevelopmentHomeDepot,Costco,HomeGoods,ChickFilAcouldbeaddedinanotherareaonthesameroad.
Preferred
DevelopmentBJ's,TargetͲwehaveenoughgasstations,storagefacilitiesandfastfoodrestraunts
Preferred
developmentCostco,Sam'sClub,SitDownͲNiceResturants,DestinationShopping,Target
Preferred
Development
Thedevelopmentofculturalvenueupscalerestruantsandshopping:CommunityTheaters,Museum,Children'svenuesͲ
educationalcommunity
Preferred
DevelopmentPleasebringin:Seasons52Restruant,Pier1store,HomeGoods,CrateandBarrel,Sam's,BJ'sorCostco
Preferred
DevelopmentIndoorGreenMarketplace
Preferred
DevelopmentSatelliteU.S.postoffice,5thAveCafésatelliteshop,NaplesPubIIISatellite
Preferred
DevelopmentWouldliketoseethingslikeTarget,BedBathandBeyond,CostcoandHomeGoods.
Preferred
DevelopmentMorelocalrestaurants.
Preferred
DevelopmentNeedTarget,CostcoandBedBathandBeyond.
Preferred
DevelopmentWecoulduseanicegym.
Preferred
DevelopmentBookstore–maybeaBarnesandNoblesSatelliteshop
Preferred
DevelopmentNewspapershop/coffeeshop
Preferred
DevelopmentNeedgoodsitͲdownrestaurants.
Preferred
DevelopmentBookstoreandTarget
11/7/17 Public Meeting - Written Comments
1
Category Comment
11/7/17 Public Meeting - Written Comments
Preferred
Development MakesureyouspeaktolocaldevelopersandCouncilRealtorsabouttheirthoughtsonwhatcanbesuccessful
Redevelopmen Thecorridorissoshabbythatitisembarrassingtodrivewithguests.Abandonedbuildingsmustberemoved!
NOTPreferred
DevelopmentNomorechainrestruants,pawnshops,gasstationsorcubestorage.
NOTPreferred
DevelopmentThereismuchtalkaboutaffordablehousingforNaples–EastNaplesalreadyhasitsshare.
Rebranding FormourownCity.
Rebranding EastNaplesshouldbebrandedasa"ResortArea"
Rebranding Renameareato“SouthNaples”
Rebranding EastNaples"Village"
Rebranding PerhapsconsiderEastNaples"SouthNaples"
Rebranding Prospectiveslogan–“BestofEverything”
Rebranding RenamethisareaofNaplesto"SouthNaples"andtheperceptionmaychangeforEastNaples,resultinginpositive
Rebranding IstronglyfeelthatEastNapleshasanegativeconnotation.Perhapsitiswithgoodcauseduetothecurrentshapeofthe
corridor.Iamverysupportiveofarenamingorarebrandingeffort.
Rebranding Rebrandingisthemostcriticalthingthatneedstohappen.Needtochangeimageaswellasbuildwhatpeoplewant.A
consistentstylemighthelp(i.e.charming,modernorartsy).
TrafficTrafficͲespeciallyduringseason.It'salready"bad",morepeoplewillmakeit"worse".Possibleother/bettersideroads,
sidewalks,etc.
TrafficMoreroads,differenttraveloptions
TrafficAlwaysconsidertrafficͲaddtrafficlightswherenessecary.Lightskeeppeoplesafe.Insertbikelanes,considerbikepathsͲ
furtherremovedfromtheroads.
Bikes&
Pedestrians Rememberthosebikingandwalking
Bikes&
Pedestrians
NeedtocoordinateHOWwegettotheseplaceswithlessindividualcars.Pedestrian/Bicycleoverpasses2minimum
needed.Improvequalityandfrequencyofbuses.
Bikes&
Pedestrians
IwouldliketoseeagreateremphasisonmakingEastNaplesmoreofawalkable/bikeablecommunity.EastNaplesisin
desperateneedofwidersidewalks(atleast7feet),widerbikelanesorsharedusepaths,lightingandmidblockcrossing.
TherearemanyfolksthatbikeorwalktodowntownNaplesandneedsafewaystodoso.Creatingawalkable/bikeable
communitycanalsodrawretail.
Bikes&
Pedestrians Anydevelopmentmusttakeintoaccountalternativeformsoftransportation(bicycleandpedestrians).
IncentivesAllincentivesareokay,butthemostincentivesshouldbeprovidedtothosethatteardownexistingeyesores.
IncentivesReduceimpactfee’sforcertainidentifieduses.
IncentivesPerpetuatetheimpactfeemoratoriumforchangeofusewhenabuildingistorndown.
IncentivesInvestigateadditionalincentivestoattactbusinessesanddevelopment(i.e.bondsalesfortaxincrementfinancingof
improvements)
IncentivesIncreaseddensityinCoastalHighHazardforrentalcommunity.
OpenSpaceEastNaplescouldbealessͲdevelopedareawhereoutdoorrecreationisemphasized.Noneedtopaveoverparadise.Ifyou
wantNorthNaplesͲmovethere.
OpenSpaceOpenspaceisanadvantageforEastNaples,carefullyplanneddevelopmentisamust.
2
1/16/18 Public Input Meeting Summary Page 1
U.S. 41 Corridor Study
Public Input Meeting # Summary
JJanuary 16, 2018 – Eagle Lakes Community Park (6:00 p.m. - 8:00 p.m.)
The third of three public input meetings was held
on January 16, 2018 at Eagle Lakes Community
Park. This meeting was scheduled as an
additional opportunity to capture input from
seasonal residents. Sign in sheets indicate
approximately 24 meeting attendees were
present. The meeting format, presentation, and
survey were the same as the November 7, 2017
meeting.
Laura DeJohn, Principal Planner with Johnson Engineering and Mike Bosi, Planning and Zoning Director of
Collier County Growth Management, summarized the U.S. 41 Corridor Study background and purpose.
Laura gave a description of physical characteristics of the corridor.
Questions and concerns were raised about traffic and the
nature of the roadway being an inhospitable large roadway
under Florida Department of Transportation (FDOT)
jurisdiction. Another concern was the safety of pedestrian
and bicycle traffic. Mike explained pedestrian improvement
opportunities based on a recent visit to the corridor from
transportation planning expert Dan Burden. Laura
described how the FDOT has adopted a Complete Streets
program that is more responsive and willing to work with
local jurisdictions on the design of the roadway to match the
community character. This means that FDOT’s polices are
now more adaptable for roadway designs to be slower,
calmer, or more pedestrian friendly in an area where a
community has adopted urban type development or
redevelopment plans. Concern about the concentration of
lower income housing in East Naples was also raised.
Laura proceeded to give a description of physical characteristics of the corridor, including existing
transportation infrastructure, traffic counts, and lot dimensions. She summarized the proportions of existing
uses and future land use and zoning. Mike discussed demographics and real estate market conditions,
followed by an explanation of commercial development patterns. He identified the potential for growth in
the vicinity of the corridor including thousands of new dwelling units and substantial new commercial
development based on approvals in place for the next five to ten years. He referenced the County’s current
permitting activity, which indicated several new commercial developments in the East Naples vicinity are in
the pipeline. Mike identified the trends in Internet shopping and integration of uses to maximize
live/work/play opportunities, with an example being the proposed Mini-Triangle development at the
intersection of U.S. 41 and Davis Boulevard.
A meeting attendee brought photos of vacant
commercial units along the corridor to highlight
the issue of underutilized existing commercial
space.
1/16/18 Public Input Meeting Summary Page 2
Laura concluded the presentation by explaining options for incentives, regulation changes and administrative
changes that could impact the look and the type of development along the corridor in the future. She
highlighted the next step for the study is the final meeting for presentation of findings and recommendations
set for February 21, 2018.
The next portion of the meeting was the Image Preference Survey. Audience members were given the
option to respond to the survey on paper or electronically using cellular devices. Audience members were
advised that the results will be tallied with the results of the other two public input meetings and the final
public meeting to present findings will be February 21, 2018.
Attachments: Image Preference Survey Results
Written Comments
Sign-in Sheets
Question A Corresponding
Pictures B Corresponding
Pictures C Corresponding
Pictures D Corresponding
Pictures E Corresponding
Pictures F Corresponding
Pictures Total Received
1 05108None of the above 0 23
2 06152None of the above 0 23
3 741011None of the above 23
4 1834All of the above 7 None of the above 23
5 2063All of the above 12 None of the above 23
6 00914None of the above 0 23
7 012461None of the above 23
8 017132None of the above 23
9 0177 0None of the above 0 24
10 07132None of the above 0 22
11 02812None of the above 0 22
12 2065All of the above 9 None of the above 22
13 0129All of the above 2 None of the above 0 23
14 020192None of the above 23
15 00200All of the above 3 None of the above 23
16 12 0 0 4 All of the above 5 None of the above 21
17 2 Impact fee deferrals 12
Impact fee credits for
tear down and
rebuild situations
1
Increased height for
preferred
development types
0
Increased density for
preferred
development types
5 All of the above 5 None of the above 25
18 9
Corridor Overlay
zoning district to add
standards for desired
(additional)
landscaping
6
Corridor Overlay
zoning district to add
standards for
(enhanced) building
design
2
More flexibility or
relief from current
standards for
redevelopment
5 All of the above 3 None of the above 25
19 4
Pursue a Community
Redevelopment Area
(CRA) designation
4
Pursue an MSTU to
fund improvements
to the roadway
landscaping, lighting,
or signage
4
Community based
branding effort to
establish an identity
and marketing
program
7 All of the above 4 None of the above 23
Note͗ ^ŽŵĞƌĞƐƉŽŶĚĞŶƚƐƐĞůĞĐƚĞĚŵŽƌĞƚŚĂŶŽŶĞĂŶƐǁĞƌĨŽƌ questions 2,9,17,18, and 19.
Combined Responses for 1-16-18 Image Preference Survey
Category Comment
Preferred
Development
Morethananythingwe’d(myfamily)wouldlovetoseeaWholeFoodswherewelive,andIstopgrocery
shoppinginsteadofgoingto3differentlocalstores.Ievenemailedthecompany5yearsagoaskingthemto
buildhere.
Preferred
DevelopmentCostco,Chipotle,BedBath&Beyond
Preferred
DevelopmentWeloveMercato–thisareaneedssomeupscale.
Preferred
DevelopmentNeedmoresitdowneatingestablishments.Upscale.Lessstoragefacilitiesonmaindrag.
Preferred
DevelopmentRestaurants–thenicerthebetter
Preferred
DevelopmentPostofficeneededinthisarea
Preferred
DevelopmentRequest:J.AlexanderRestaurant–myfavorite–andmanyothersfromthemidͲwest
Preferred
Development
Changesshouldbemadetolawsthatdoesnotallowbigtractsoflandthatarepurchasedlongagoshouldhave
tobelookedagainforfeasibilityandifitstillfitswiththecommunity
Preferred
Development
STOP–Idon’twanttobeNorthNapleswithallofthedensity,traffic,lackofwalking,bikingareas,etc.Keep
greenspace(createSIDEWALKS,BIKEPATHS,etc.)MODERATIONisthekey.PleaseListen.
NOTPreferred
DevelopmentNomoreselfͲstoragebuildingsandgasstations.
NOTPreferred
DevelopmentPleasenomorelowincomehousing.
NOTPreferred
Development5gasstations(enough!)
NOTPreferred
Development
5burgerrestaurants(enough!)–moreupscalebusinessneededtoaccommodatetheupscalecommunitiesin
thearea
Open
Space/Bikes&
Pedestrians
Safeandeasierbikingandwalkinginthearea.Openspacesandbikepaths.
Open
Space/Bikes&
Pedestrians
Mustlinkgreenspacetoprovideatransportationcorridorforbikes/pedestrians.Curbcutson41posegreatest
dangerstobikes/pedestrians.Wouldbegoodtohaveservicecorridorsoff41,perhapsbehindcommercial
development,dedicatedtobikesandpedestrians.Also,needtobestrategicallyplacedoverpass/underpassfor
pedestrian/bikecrossings.Slowingtrafficprobablynotanoption.JustprovidesafespacesforEasttraveling
Westpedestrians/bikes.
Bikes&
Pedestrians Bikepathsareimportanttomyfamily
Infrastructure Waterisgoingtobeamajorissueifbuildingkeepsgoingatthisrate
TrafficDon’tcreateasituationwhichwecan’tgetoutofourcommunitiesbecauseoftwomuchtrafficandlackof
trafficlights.Addatrafficlightat41&LelyResortBlvd.
TrafficIloveSouthNaplesbutfindmyselfdrivingtoNorthNaplesallthetimeanditsexhausting
Rebranding EastNaplesisHUGE!CanwebecalledSouthEastNaplesorSouthEastTrailArea?Somethingtouniquely
identifythearea.
1/16/18 Public Meeting - Written Comments
AATTACHMENT 3
FINAL PUBLIC MEETING
PRESENTATION, WRITTEN COMMENTS AND SIGN-IN SHEETS
2/21/2018
1
U.S.41CorridorStudy
JohnsonEngineering,Inc.
PreparedBy:
ForCollierCounty
FindingsandRecommendations
2/21/2018
2
SurveyResultsarecumulativebasedonresponsesreceivedat
PublicInputMeetings:
•October3,2017–70participants
•November7,2017–50participants
•January16,2018–24participants
1.Would youliketoseemorestripmallslikeanyofthesealongthe
corridor?
0%29%51%20%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneoftheabove
2/21/2018
3
1.Would youliketoseemorestripmallslikeanyofthesealongthe
corridor?
51%
2.Would youliketoseemoreofanythesetypesofhotels/lodging?
1%29%59%10%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneoftheabove
90%
2/21/2018
4
2.Would youliketoseemoreofanythesetypesofhotels/lodging?
59%
3.Doyoulikeanyofthesestylesofhotel?
22%31%26%16%11%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneoftheabove
89%
2/21/2018
5
3.Doyoulikeanyofthesestylesofhotel?
31%
4.Would anyoftheseresidentialbuildingsbeokayalongthe
corridor?
9%40%17%18%16%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Alloftheabove Noneoftheabove
84%
2/21/2018
6
4.Would anyoftheseresidentialbuildingsbeokayalongthecorridor?
40%58%
5.Would anyoftheseresidentialbuildingsbeokayalongthe
corridor?
7%4%46%7%36%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Alloftheabove Noneoftheabove
64%
2/21/2018
7
5.Would anyoftheseresidentialbuildingsbeokayalongthecorridor?
46%53%
6.Doyoufeelanyofthesestoragefacilitiesareacceptablealongthe
corridor?
0%2%31%67%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneoftheabove
2/21/2018
8
6.Doyoufeelanyofthesestoragefacilitiesareacceptablealongthe
corridor?
Noneoftheabove
67%
7.Doyoufindanyoftheseviews
appealing?
0%51%15%25%9%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneoftheabove
2/21/2018
9
7.Doyoufindanyoftheseviewsappealing?
51%
8.Whichbuildingscaledoyoufindacceptableforthecorridor?
1%65%14%12%7%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneoftheabove
2/21/2018
10
8.Whichbuildingscaledoyoufindacceptablefor thecorridor?
65%
9.Whichoftheseoptionsdoyoulikeforbuildingplacementalong
theroadway?
1%71%22%6%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneoftheabove
2/21/2018
11
9.Whichoftheseoptionsdoyoulikefor buildingplacementalong
theroadway?
71%
10.Whichoftheselandscapeconditionsdoyoulike?
3%38%54%5%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneoftheabove92%
2/21/2018
12
10.Whichoftheselandscapeconditionsdoyoulike?
54%
11.Would anygasstationshownherebeacceptablealongthe
corridor?
1%5%30%64%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneoftheabove
2/21/2018
13
11.Would anygasstationshownherebeacceptablealongthe
corridor?
64%
Noneoftheabove
12.Would youliketoseeanymixedusebuildingslikethisalongthe
corridor?
34%5%33%8%19%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Alloftheabove Noneoftheabove
81%
2/21/2018
14
12.Would youliketoseeanymixedusebuildingslikethisalongthe
corridor?
34%33%
75%
13.Would youliketoseemorechainrestaurantsormorelocal
restaurantsalongthecorridor?
6%72%17%5%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Noneofthe
above
Allofthe
above
ChainRestaurantsLocalRestaurants
95%
2/21/2018
15
13.Would youliketoseemorechainrestaurantsormorelocal
restaurantsalongthecorridor?
LocalRestaurants
72%89%
14.Would youliketoseemoreretailinanyoftheseforms?
1%7%5%79%7%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
CornerStore StripMall OutletCenter DestinationShopping
Noneoftheabove
2/21/2018
16
14.Would youliketoseemoreretailinanyoftheseforms?
DestinationShopping
79%
15.Would youliketoseemoredrivethrough,takeout,orsitdown
restaurants?
0%5%79%10%6%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
DriveThrough Take Out SitDown
Alloftheabove Noneoftheabove
94%
2/21/2018
17
15.Would youliketoseemoredrivethrough,takeout,orsitdown
restaurants?
SitDown
79%89%
16.Would youliketoseeanyliveͲworkbuildingsalongthecorridor?
42%5%8%17%28%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Alloftheabove Noneoftheabove
72%
2/21/2018
18
16.Would youliketoseeanyliveͲworkbuildingsalongthecorridor?
42%59%
17.Doyouagreewithanyoftheseincentivestoencouragepreferred
developmenttypes?
22%30%21%10%12%6%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Impactfee
creditsfortear
downandreͲ
buildsituations
Impactfee
deferralsfor
targetindustries
oruses
Increaseddensity
forpreferred
development
types
Increasedheight
forpreferred
development
types
Noneofthe
aboveAlloftheabove
94%
2/21/2018
19
17.Doyouagreewithanyoftheseincentivestoencouragepreferred
developmenttypes?
Impactfee creditsfor tear
downandreͲbuild
situations
30%42%
18.Doyouagreewithanyoftheseregulatoryideasforthecorridor?
CorridorOverlayzoning
districtto
addstandardsfor
(enhanced)building
design
CorridorOverlayzoning
districtto
addstandardsfor
desired
(additional)
landscaping
Alloftheabove
Moreflexibilityorrelief
from
currentstandardsfor
redevelopment
Noneoftheabove
42%30%18%6%4%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
96%
2/21/2018
20
18.Doyouagreewithanyoftheseregulatoryideasforthecorridor?
CorridorOverlayzoningdistrictto
addstandardsfor desired
(additional)landscaping
42%48%
19.Doyouagreewithanyoftheseadministrativechangesfor the
corridor?
19%10%44%18%10%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
PursueanMSTUto
fundimprovementsto
theroadway
landscaping,lighting,
orsignage
PursueaCommunity
RedevelopmentArea
(CRA)designation
Alloftheabove
Communitybased
brandingeffort
toestablishanidentity
and
marketingprogram
Noneoftheabove
90%
2/21/2018
21
19.Doyouagreewithanyoftheseadministrativechangesforthe
corridor?
Communitybasedbrandingeffort
toestablishanidentityand
marketingprogram
44%62%
WrittenComments
October3,2017
•36received
November7,2017
•52received
January16,2018
•20received
2/21/2018
22
SubjectsofWrittenComments
•PreferredDevelopment
•Rebranding
•Traffic
•Bikes&Pedestrians
•NOTPreferredDevelopment
•IncentivesRedevelopment
•Design
•Landscaping
•Infrastructure
•OpenSpace
•Redevelopment
October3,2017
Subjects of
Written
Comments
Preferred
Development
29%
Rebranding
9%
Infrastructure
3%
Traffic
14%Bikes&
Pedestrians
3%
Landscaping
11%
Incentives
14%
OpenSpace
3%
Design
14%
2/21/2018
23
Preferred
Development
50%
Redevelopment
2%
NOT
Preferred
Development
4%
Rebranding
17%
Traffic
6%
Bikes&
Pedestrians
8%
Incentives
9%
OpenSpace
4%November7,2017
Subjects of
Written
Comments
January16,2018
Subjects of
Written
Comments Preferred
Development
45%
NOTPreferred
Development
20%
Rebranding
5%
Infrastructure
5%
Traffic
10%
Bikes&
Pedestrians
15%
2/21/2018
24
FindingsfromSurveysandComments
PriorityTopics MainPoints
Communityidentity
EastNaplesresidentssupportbrandingthe
areatomaketheassetsoftheareaknownand
attractmoreofwhatthecommunitywants.
Newanddifferentbusinessesaredesired:
Hotel/Resort,Groceryoptions,Wholesale
Club,Restaurants
Anychangemustbepartofaframeworkthat
controlsforappearance,intensityandtraffic.
Transportation
Thecorridorhastoomuchtrafficandnot
enoughsafebicycleandpedestrianfeatures
andopenspace.
Redevelopment Improvementtounsightly,olderbuildingsand
vacantcommercialbuildingsisneeded.
Landscaping Enhancetheappearancealongtheroadside.
Findings:ChangesareHappening
Incrementalchangesoccurasmorehousingdevelopsandpopulationincreasestosupportcommercialbusinesses.
2/21/2018
25
Findings:Futurechangescanbeplanned
“Repair”oftheCommercialStrip
1. Identifynodesforcentersofactivityand
moredesireduses– theseshouldbeat
intersectionsandrelatetotransitortrolley
stops.
2. Connectingstreetsshouldbeincorporatedin
plansandprovideforbicyclesand
pedestrians.
3. Establishstandardsandincentivesfor:
•Nodesoractivitycenterswithpossibility
for mixeduse,varietyoflive/work/play
uses,structuredparkingandopenspaces
or“greens”
•Enhancedaestheticsbetweenthenodes
Gulfgate PlazaRedevelopment
Opportunity
CourthouseShadowsRedevelopment
WalmartRenovations
ACTIVITY
CENTER
Bike/Pedestrian
FriendlyIntersection
improvements
2/21/2018
26
ADD
ANNOTATIONS
TOMAP
Future
Multifamily
Vacant
Commercial
Sites
Rattlesnake
HammockRd
NaplesTowne CenterRedevelopment
Opportunity
NewDevelopment
ACTIVITYCENTER
ACTIVITY
CENTER
Redevelopment
Bike/Pedestrian
Friendly
AlternateRoute
Opportunity
ADD
ANNOTATIONS
TOMAP
IslesofCollier
Preserve
NaplesManorTrevisoBay
Bike/Pedestrian
Friendly
AlternateRoute
Opportunity
Bike/Pedestrian
Friendly
AlternateRoute
St.AndrewsSquare
ACTIVITYCENTER
OPPORTUNITY
2/21/2018
27
Bike/Pedestrian
Friendly
AlternateRoute
Opportunity
Bike/Pedestrian
Friendly
AlternateRoute
ACTIVITYCENTER
OPPORTUNITY
VincentianPUDNewDevelopment
Eagle
LakesPark
Lely
Resort
Victoria
Falls
Eagle
Lakes
Park
Bike/Pedestrian
Friendly
AlternateRoute
Opportunity
NewDevelopment
Opportunities
NewDevelopment ACTIVITY
CENTER
ACTIVITYCENTER
OPPORTUNITY
2/21/2018
28
CollierCountyGovernmentComplexActivityCenter
Thomasson/RattlesnakeHammockActivityCenter
St.AndrewsSquareActivityCenter
Vincentian/EagleLakesParkActivityCenter
CollierBlvd/US41ActivityCenter
OPPORTUNITY
OPPORTUNITY
CollierCountyGovernmentComplexActivityCenter
Thomasson/RattlesnakeHammockActivityCenter
St.AndrewsSquareActivityCenter
Vincentian/EagleLakesParkActivityCenter
CollierBlvd/US41ActivityCenter
OPPORTUNITY
OPPORTUNITY
2/21/2018
29
2/21/2018
30
PlanningfortheFuture
Community
CharacterPlan–
Redevelopmentof
NaplesTowne
Center
2/21/2018
31
CollierCountyPoliciesfor
RedevelopmentandInfill
2/21/2018
32
2/21/2018
33
2/21/2018
34
Shelteredpedestrianpaths
Activepedestrianpromenade
LocalRestaurants
DestinationShopping
Recommendations
#1)Communitybasedbrandingproject
•CivicandBusinessorganizationsworktogether
toestablishathemeandidentityandthen
promotethecommunityanditsvision.
#2)Desiredbusinesses:
•CountyGrowthManagementDepartmentto
provideinformationtodevelopmentcommunity
aboutpreferreduses.
2/21/2018
35
Recommendations
#3) TransportationNeeds
•Identifyopportunitiestouseconnectingstreetforbicyclesand
pedestrians.
•CoordinatewiththeCollierMPOBicycle/PedestrianMaster
Plantoidentifylocationsfor newsidewalks,bikeways,transit
andgreenwaysandconnectionstoservethecorridor.
•Designcriteriatopromotesecondarycorridorstoconnectto
commercialandmixedusecenters.
•CoordinatewithTransportationPlanningandFloridaDOTon
theoptionsfor retrofittingbicycleandpedestrian
enhancements,startingwithintersections.
Recommendations
#4) Redevelopment:EnsureimpactfeecreditsforteardownandreͲbuild
situations.NewdevelopmentwillmeetCollier’sarchitecturalandsignage
standardsandfurtherrefinedredevelopmentstandards.
#5)Identifytargetlocations or“nodes”forallowingpreferrednewtypesof
developmentandredevelopment
•ActivityCenters:Confirmorexpand3existingatAirportRoad;Thomasson/Rattlesnake;
CollierBoulevard;andadditionof2opportunitiesatStAndrewsSquareandVincentian
PUD/EagleLakesPark
•ApplyRedevelopment/InfillstandardsforMixedUseDestinationsandHotelsinthese
focusedlocationsalongthecorridor
•Gasstationorselfstoragedevelopment:Considerseparationrequirements,location
standardsorminimum%retailorofficemixaspartofthesedevelopmentstomitigatefor
proliferationalongthiscorridor.
2/21/2018
36
Recommendations
#6) Landscaping:Roadsidelandscapingenhancementstrategy
•Reviewoptionsforenhancedroadsidelandscapingintherightofway
•Substitutethestandardsfor landscapinginfrontyardsforbetter“curb appeal”
baseduponalandscapeplanspecifictoconditionsofU.S.41East
NextSteps Collectfeedback
fromtonight’s
meeting
April24
BoardofCountyCommissionersMeeting
•PresentFindingsandRecommendationsReport
•AskforBoard’sdirectiontomoveforward
withRecommendations#2through#6
FinalizeFindingsand
RecommendationsReport
2/21/2018
37
YourFeedback
CommentCards
RecommendationsRecap
#1)Communitybasedbrandingproject:CivicandBusinessorganizationsworktogethertoestablishathemeand
identityandthenpromotethecommunityanditsvision.
#2)Desiredbusinesses:CountyGrowthManagementDepartmenttoprovideinformationtodevelopmentcommunity
aboutpreferreduses.
#3)Transportation Needs
•Identifyopportunitiestouseconnectingstreetforbicyclesandpedestrians.
•CoordinatewiththeCollierMPOBicycle/PedestrianMasterPlantoidentifylocationsfornewsidewalks,bikeways,
transitandgreenwaysandconnectionstoservethecorridor.
•Designcriteriatopromotesecondarycorridorstoconnecttocommercialandmixedusecenters.
•CoordinatewithTransportationstaff&FloridaDOTonoptionsforretrofittingenhancements,startwithintersections.
#4)Redevelopment:EnsureimpactfeecreditsforteardownandreͲbuildsituations.Newdevelopmentwillmeet
Collier’sarchitecturalandsignagestandardsandfurtherrefinedredevelopmentstandards.
#5)Identifytargetlocations or“nodes”forallowingpreferrednewtypesofdevelopmentandredevelopment
•ActivityCenters:Confirmorexpand3existingatAirportRoad;Thomasson/Rattlesnake;CollierBoulevard;and
additionof2opportunitiesatStAndrewsSquareandVincentianPUD/EagleLakesPark
•ApplyRedevelopment/InfillincentivesandstandardsforMixedUseDestinationsandHotelsintheselocations
•Gasstationorselfstoragedevelopment:Considerseparationrequirements,locationstandardsorminimum%
retailorofficemixaspartofthesedevelopmentstomitigateforproliferationalongthiscorridor.
#6)Landscaping:Roadsidelandscapingenhancementstrategy
•Reviewoptionsforenhancedroadsidelandscapingintherightofway
•Substitutestandardsforlandscapinginfrontyardsforbetter“curb appeal”specifictoconditionsofU.S.41East
CCategory Comment
Traffic / Redevelopment
Traffic on the East Trail is expanding, more year-round residents, therefore increasing traffic. Where you expect to have bike trails and walking
areas, as time goes on the danger of people being hit by cars increase. I fear ultimately we will end up looking like Miami. Don't need new
developments - need reuse & redevelopment of existing structures only.
NOT Preferred Development /
Rebranding
Nice Job! Heard comments about lack of county's openness to "bans". Can we be more firm then on minimum distances between things like
storage facilities? An extended approval process isn't enough deterrent to keep E. Naples from becoming the "warehouse district". Also, fully
support rebranding "East Naples" to "South Naples". Again, thanks!!
Bike & Peds Possibly elevated walkways "over US 41" to cross over to other side of street and activity centers. Enjoy the information being shared
Rebranding / Preferred
Development
To give an identity - focus on the Naples-Everglades existence. Pursue pedestrian bridges. Bookstore needed - there are 10 in Sarasota only 1 in
Naples. For new housing emphasize families with kids to change the population of local schools to be more economically diverse. With added
landscaping include benches. Identify "South Naples".
NOT Preferred Development/Bike
& Peds
East Naples doesn't need more rental properties, affordable housing, market safe housing & mutli-family housing. It needs more "owned"
properties with a range of values-modest to high-end properties. Bike/pedestrian development along adjacent roads to hwy 41 a fair idea but a)
must connect EW to downtown Naples and b) must account for added traffic along these new bike paths associated with added residential
development.
Rebranding Need to change the poor perception of East Naples by renaming it South Naples. Why is this beautiful building [South Regional Library] we are in
named as such? Sorry if I'm beating a dead horse!
Preferred Development I believe multi-family housing provides a great opportunity for young real-estate investors & families, and provides housing for people working in
consumer & retail business
Preferred Development/Bike &
Peds More workforce housing is needed for young professionals. In addition, a mix of uses we can bike/walk to.
Bike & Peds/Rebranding Report's findings are encouraging. Node development is key for walkability + reduce auto-dependence. Make node development a priority.
Create mechanisms to plan + execute branding efforts. Create many tools to get where you want to go.
Traffic/Bikes & Peds/Preferred
Development
Traffic lights to favor those who're driving the 41, not switching to red as soon as a single car wants to get out of a small mall. More street sign to
identify parks, etc. Open another Costco (if volume of business justify). Not enough biking lane (safe lane). Electronic boards along streets to
enforce/inform (speed, traffic congestion, etc.)
Rebranding / NOT Preferred
Development
County Commissioners are doing nothing to change the image of East Naples. Homeowners have been saying the same thing for years - no more
gas stations, storage facilities, and low-income housing. Where has it got us - nowhere! Commissioners don't care.
Preferred Development/NOT
Preferred Development
It would be nice if the low income housing was dispersed to N Naples instead of E Naples being the dumping ground - we're already full here.
Trader Joes would be nice in the area.
NOT Preferred Development
Thank you for engaging East Naples residents in the project plan. Unfortunately we were shut out of the residential mixed use (market plan)
development. This is undesirable and will undermine the entire plan. No one wants anymore disgusting housing - enough. We are over-saturated -
put in another district. We will fight to stop the housing oversaturation.
Preferred Development/NOT
Preferred Development
No mixed use/no market rate housing. We are oversaturated - from 48 East Naples Condo Association Boards + Presidents. 1)Concert Hall
2)Marriott Resort 3)Recreation Park.
NOT Preferred Development Please stop the low income housing. Get Habitat for Humanity out of our community and neighborhoods. Habitat for Humanity is ruining our
district.
NOT Preferred Development Need middle income housing, not more low income
Preferred Development/NOT
Preferred Development/Open
Space
Please keep as much open space, natural vegetation as possible. Less "strip malls". More larger name store like Costco, Target, Bed Bath &
Beyond are need.
Other / Open Space
For what its worth: Remember that the people who live in low income housing are the workers from your grocery stores, retail, etc. These people
do not need to be abused with ignorance of the populace. Also, please quit filling in the areas that were made for nature because of
development. Contrary to popular belief we need nature to survive.
Bikes & Peds
Build bike paths off the main streets. Build pedestrian and bike overpasses. Other cities do it all the time. One can bike/hike from Pittsburgh, PA
to Washington, DC without encountering car traffic. Provide shuttle service and better handicap service. Handicap service is horrible in Collier
County. Please keep in mind the environmental impact, we need birds to eat mosquitos.
2 -21-2 0 1 8 Pu b l i c Me t i ng - W r i t t en C om me nts
04/24/2018
EXECUTIVE SUMMARY
Recommendation to accept the US41 Corridor Study as a supplemental planning tool, and direct
staff to begin the implementation of the informational and short term recommendations, and
prepare follow-up items with a more detailed plan for the long term recommendations for future
Board direction.
OBJECTIVE: To review the findings and recommendations contained in the US41 Corridor Study and
provide direction upon the findings and recommendation for future action.
CONSIDERATIONS: During the February 14, 2017, public hearing, the Board of County
Commissioners (BCC) directed staff to engage the community in a public planning process to determine
the commercial land uses most desired by the community and develop incentives to promote those
desired land uses. Through a series of public meetings, the emphasis was upon identifying the specific
types of businesses currently located on the Corridor and creating a baseline, with emphasis upon traffic
infrastructure (roadways design) influence on commercial market viability and attraction. With
Coordination with the East Naples Foundation, CRA, and other stakeholder’s groups, Staff developed a
public meeting schedule.
The recommendations provided for within the final report were based upon feedback received from over
200 participants at four publicly advertised community meetings, based upon direct feedback to a visual
preference survey and written comments. The Community meetings dates and locations are provided
below:
Public Meeting 1 - October 3, 2017 - East Naples Community Park
Public Meeting 2 - November 7, 2017 - Eagles Lakes Community Park
Public Meeting 3 - January 16, 2018 - Eagles Lakes Community Park
Final Public Meeting - February 21, 2018 - South Regional Library
Based upon the input provided at the above public planning meetings, the Study provides for the
following recommendations:
INFORMATIONAL RECOMMENDATIONS
1) Community based branding project -Civic and Business organizations should work together to
establish a theme and identity and then promote the community and its vision.
2) Desired businesses - The County Growth Management Department should provide information to the
development community about outcomes of the Study and uses that are preferred.
SHORT TERM RECOMMENDATIONS
3) Redevelopment and development standards -
a) New development will meet Collier County’s architectural and signage standards and further refined
redevelopment standards.
b) For gas station or self-storage development, consider separation requirements, location standards or
minimum percentages of retail or office mix as part of these developments to mitigate for proliferation
along this corridor.
11.D
Packet Pg. 343
04/24/2018
4) Landscaping -Implement a roadside landscaping enhancement strategy.
a) Substitute standards for landscaping in front yards for better “curb appeal” specific to conditions of
U.S. 41 East.
b) Review options for enhanced roadside landscaping in the right-of-way.
LONG TERM RECOMMENDATION
5) Identify target locations or “nodes” for allowing preferred new types of development and
redevelopment.
a) Confirm or expand the 3 existing Activity Centers: Airport Road; Thomasson/Rattlesnake; Collier
Boulevard.
b) Consider addition of 2 new minor Activity Center opportunities at: St Andrews Square and
Vincentian PUD/Eagle Lakes Park.
6) Transportation Needs
a) Identify opportunities to use connecting street for bicycles and pedestrians.
b) Coordinate with the Collier MPO Bicycle/Pedestrian Master Plan to identify locations for new
sidewalks, bikeways, transit and greenways and connections to serve the corridor.
c) Establish design criteria to promote secondary corridors to connect to commercial and mixed use
centers.
d) Coordinate with County Transportation staff & Florida DOT on options for retrofitting
enhancements, start with intersections.
FISCAL IMPACT: There is no fiscal impact related to the acceptance of the US Corridor Study. The
cost associated with any of the suggested recommendations will be accounted for within the fiscal year
budget of the Zoning Division or the General Fund.
GROWTH MANAGEMENT IMPACT: Acceptance of the Study as an additional planning tool fulfills
the Growth Management Plan’s policy 4.1 (Future Land Use Element) for “Planning studies may address
specific geographic areas.” If directed, certain recommendations may require amendments to the GMP
for full implementation.
LEGAL CONSIDERATIONS: This item is approved as to form and legality. It requires a majority vote
for Board action. -HFAC
RECOMMENDATION: To accept the US41 Corridor Study as a supplemental planning tool, and direct
staff to begin the implementation of the informational and short term recommendations, and prepare
follow-up items with a more detailed plan for the long term recommendations for future Board direction
Prepared by: Mike Bosi, AICP, Director, Zoning Division
ATTACHMENT(S)
1. [Linked] 04-03-18 - Summary of Findings and Recommendations Memo (PDF)
11.D
Packet Pg. 344
04/24/2018
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.D
Doc ID: 5175
Item Summary: Recommendation to accept the US41 Corridor Study as a supplemental planning
tool, and direct staff to begin the implementation of the informational and short term recommendations,
and prepare follow-up items with a more detailed plan for the long term recommendations for future
Board direction. (Mike Bosi, Director, Zoning Division)
Meeting Date: 04/24/2018
Prepared by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
03/20/2018 4:46 PM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
03/20/2018 4:46 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 03/26/2018 2:21 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 04/09/2018 8:19 AM
Growth Management Department Thaddeus Cohen Department Head Review Completed 04/10/2018 1:41 PM
Growth Management Department James French Deputy Department Head Review Completed 04/13/2018 1:58 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/16/2018 7:51 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 04/16/2018 8:29 AM
Budget and Management Office Mark Isackson Additional Reviewer Completed 04/16/2018 8:43 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 04/17/2018 2:40 PM
Board of County Commissioners MaryJo Brock Meeting Pending 04/24/2018 9:00 AM
11.D
Packet Pg. 345
April 24, 2018
Page 1
TRANSCRIPT OF THE MEETING OF THE
BOARD OF COUNTY COMMISSIONERS
Naples, Florida, April 24, 2018
LET IT BE REMEMBERED, that the Board of County
Commissioners, in and for the County of Collier, and also acting as
the Board of Zoning Appeals and as the governing board(s) of such
special districts as have been created according to law and having
conducted business herein, met on this date at 9:00 a.m., in
REGULAR SESSION in Building "F" of the Government Complex,
East Naples, Florida, with the following members present:
CHAIRMAN: Andy Solis
William L. McDaniel, Jr.
Donna Fiala
Burt L. Saunders
Penny Taylor
ALSO PRESENT:
Leo Ochs, County Manager
Nick Casalanguida, Deputy County Manager
Jeffrey A. Klatzkow, County Attorney
Crystal Kinzel, Director of Finance & Accounting
Troy Miller, Communications & Customer Relations
Page 1
April 24, 2018
COLLIER COUNTY
Board of County Commissioners
Community Redevelopment Agency Board (CRAB)
Airport Authority
AGENDA
Board of County Commission Chambers
Collier County Government Center
3299 Tamiami Trail East, 3rd Floor
Naples, FL 34112
April 24, 2018
9:00 AM
Commissioner Andy Solis, District 2 - BCC Chair
Commissioner William L. McDaniel, Jr., Dist. 5 - BCC Vice-Chair; CRAB Co-Chair
Commissioner Donna Fiala, District 1; CRAB Co-Chair
Commissioner Burt Saunders, District 3
Commissioner Penny Taylor, District 4
NOTICE: ALL PERSONS WISHING TO SPEAK ON AGENDA ITEMS MUST
REGISTER PRIOR TO PRESENTATION OF THE AGENDA ITEM TO BE
ADDRESSED. ALL REGISTERED SPEAKERS WILL RECEIVE UP TO THREE
3) MINUTES UNLESS THE TIME IS ADJUSTED BY THE CHAIRMAN.
REQUESTS TO ADDRESS THE BOARD ON SUBJECTS WHICH ARE NOT ON
THIS AGENDA MUST BE SUBMITTED IN WRITING WITH EXPLANATION
TO THE COUNTY MANAGER AT LEAST 13 DAYS PRIOR TO THE DATE OF
THE MEETING AND WILL BE HEARD UNDER “PUBLIC PETITIONS.”
PUBLIC PETITIONS ARE LIMITED TO THE PRESENTER, WITH A
MAXIMUM TIME OF TEN MINUTES.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THIS BOARD
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April 24, 2018
WILL NEED A RECORD OF THE PROCEEDING PERTAINING THERETO,
AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD
OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE
TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED.
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.
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, THE PROVISION OF CERTAIN
ASSISTANCE. PLEASE CONTACT THE COLLIER COUNTY FACILITIES
MANAGEMENT DIVISION LOCATED AT 3335 EAST TAMIAMI TRAIL,
SUITE 1, NAPLES, FLORIDA, 34112-5356, (239) 252-8380; ASSISTED
LISTENING DEVICES FOR THE HEARING IMPAIRED ARE AVAILABLE IN
THE FACILITIES MANAGEMENT DIVISION.
LUNCH RECESS SCHEDULED FOR 12:00 NOON TO 1:00 P.M.
1. INVOCATION AND PLEDGE OF ALLEGIANCE
A. Reverend Edward Gleason of Trinity By The Cove Episcopal Church
2. AGENDA AND MINUTES
A. Approval of today's regular, consent and summary agenda as amended (ex
parte disclosure provided by commission members for consent agenda.)
B. March 27, 2018 BCC Meeting Minutes
C. April 3, 2018 BCC/CRA Workshop Meeting Minutes
3. AWARDS AND RECOGNITIONS
A. EMPLOYEE
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April 24, 2018
B. ADVISORY BOARD MEMBERS
C. RETIREES
4. PROCLAMATIONS
A. Proclamation designating Saturday, April 28, 2018 as Tamiami Trail Day in
Collier County. To be accepted by Patricia Huff, President of the Friends of
the Museum of the Everglades.
B. Proclamation designating May 2018 as Military Appreciation Month in
Collier County. To be accepted by representatives of the military.
5. PRESENTATIONS
6. PUBLIC PETITIONS
A. Public Petition request from Ave Maria Development, LLLP, (Richard D.
Yovanovich representing Barron Collier Companies), requesting that the
Board of County Commissioners discuss the Town of Ave Maria
commitment to provide a public facility site for Fire, Sheriff, EMS and
County facilities.
B. Public Petition request from Ms. Marlene Sherman requesting that the Board
of County Commissioners "sunset" the Radio Road Beautification MSTU
Ordinance 96-84) and related ordinances.
7. PUBLIC COMMENTS ON GENERAL TOPICS NOT ON THE CURRENT
OR FUTURE AGENDA
8. BOARD OF ZONING APPEALS
9. ADVERTISED PUBLIC HEARINGS
A. 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 of the
Board of County Commissioners of Collier County, Florida amending
Ordinance Number 2006-50, the Creekside Commerce Park Commercial
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April 24, 2018
Planned Unit Development (CPUD), as amended, by adding outdoor
recreation facilities as a general permitted use; by providing that wellness
centers associated with employees and hotel guests shall not count towards
square footage maximums in the business district and industrial commercial
district; by allowing a 169 room hotel on Tract 6 west of Goodlette Frank
Road; by decreasing the allowable square footage in the industrial
commercial district by 6,900 square feet for a total of 709,100 square feet of
floor area of industrial/commerce uses; by decreasing the allowable square
footage in the business district by 23,000 square feet to 269,000 square feet
including a reduction from 242,000 square feet to 219,000 square feet of
office uses; by adding indoor and outdoor recreational facilities as a
permitted accessory use in the business district and industrial commercial
district; by adding deviations to allow any use on Tracts 3 and 6 on the
master plan to be eligible for the county’s architectural deviation process and
a deviation to permit existing street trees to satisfy the buffer tree
requirements for Tract 5. The subject property is located south of Immokalee
Road and both east and west of Goodlette Frank Road in Section 27,
Township 48 South, Range 25 East, Collier County, Florida, consisting of
106 acres; and by providing an effective date. [PL20170000425]
B. 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 81-6, as amended, the Marco Shores Golf
Course Community Planned Unit Development (PUD), to allow group
housing for seniors on Residential Parcel Two A, and to add new
development standards for Residential Parcel Two A; and providing for an
effective date, for property located near the Marco Island Executive Airport
in Section 26, Township 51 South, Range 26 East, Collier County, Florida.
PUDA- PL20170001345]
C. This item was continued from the April 10, 2018 BCC meeting.
Recommendation to approve the attached ordinance governing the Collier
County and Municipal Infrastructure One-Cent Sales Surtax or One-Cent
Sales Tax, and direct staff to work with the Collier County Supervisor of
Elections Office to submit the ballot language for the referendum to appear
on the General Election ballot November 6, 2018.
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April 24, 2018
10. BOARD OF COUNTY COMMISSIONERS
11. COUNTY MANAGER'S REPORT
A. This item to be heard immediately following Item #9C. This Item was
continued from the April 10, 2018 BCC Meeting. Recommendation to
authorize staff to continue implementation of the Community Housing Plan
CHP) by performing the following: (1) direct the County Attorney to
advertise an amendment to Chapter 74 of the Collier County Code of Laws
and Ordinances related to Impact Fee Deferrals; (2) approve a resolution to
supercede Resolution No. 07-203 which established an Affordable-
Workforce Housing Trust Fund and establish a new Local Housing Trust
Fund; (3) direct staff to initiate the process to establish the creation of a
Community Land Trust; (4) direct staff to initiate a nexus study to determine
appropriate linkage fees on new development of various types as well as the
maximum feasible fees development can support in light of existing fees and
other factors; (5) direct staff to develop an affordable housing plan including
marketing, public relations, and communications. (Total Fiscal impact:
245,000 over two (2) years) (Cormac Giblin, Grants and Housing
Development Manager; Community and Human Services Division)
B. Recommendation to review the Ninth Conservation Collier Active
Acquisition List and consider its potential impact on program finances, to
provide direction to the County Manager or his designee after reviewing the
staff presentation on the A- Category list, and to provide direction on future
cycles. (Alexandra Sulecki, Coordinator, Conservation Collier Program)
C. This item was continued from the March 27, 2018 meeting.
Recommendation to reestablish the “Tickets to Ride” Program and authorize
staff to develop a standard use agreement to be made available to all willing
vendors for Collier County citizens recreational amenities for All-Terrain
Vehicle (ATV) use in Southwest Florida at a cost not to exceed $20,000
annually and suspend site evaluations. (Barry Williams, Division Director,
Parks and Recreation Division)
D. Recommendation to accept the US41 Corridor Study as a supplemental
planning tool, and direct staff to begin the implementation of the
informational and short term recommendations, and prepare follow-up items
with a more detailed plan for the long term recommendations for future
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April 24, 2018
Board direction. (Mike Bosi, Director, Zoning Division)
E. Recommendation to award ITB No. 18-7276 Collier County Landscape
Beautification Master Plan “Immokalee Road (Collier Boulevard to Wilson
Boulevard) Landscape and Irrigation Installation” to Hannula Landscaping
and Irrigation, Inc. for $1,512,274.87 (Project No. 60208). (Joe Delate,
Principal Project Manager, Road Maintenance Division)
12. COUNTY ATTORNEY'S REPORT
A. Recommendation that the Board consider an ordinance amending the
Board’s general Advisory Board Ordinance to institute term limits on
advisory boards.
13. OTHER CONSTITUTIONAL OFFICERS
14. AIRPORT AUTHORITY AND/OR COMMUNITY REDEVELOPMENT
AGENCY
A. AIRPORT
B. COMMUNITY REDEVELOPMENT AGENCY
15. STAFF AND COMMISSION GENERAL COMMUNICATIONS
A. Proposed BCC Future Workshop Schedule
16. CONSENT AGENDA - All matters listed under this item are considered to be
routine and action will be taken by one motion without separate discussion of
each item. If discussion is desired by a member of the Board, that item(s) will
be removed from the Consent Agenda and considered separately.
A. GROWTH MANAGEMENT DEPARTMENT
1) Recommendation to approve a resolution amending Ordinance No.
2004-66, as amended, that created an Administrative Code for Land
Development, by amending Chapter Two, Legislative Procedures,
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April 24, 2018
more specifically to amend Section B, Land Development Code
Amendment - Privately Initiated Text Amendments, to modify
application procedures for privately initiated land development code
amendments; and providing an effective date.
2) Recommendation to approve a no cost First Amendment to the
Interlocal Agreement between the City of Naples and Collier County
clarifying post-design duties and responsibilities of the parties for the
remaining phases of the joint storm water and sanitary sewer project
located between Goodlette-Frank Road and US-41. (Project No.
60142)
3) Recommendation to accept a Grant Award from the US Department
of Treasury under the RESTORE Direct Component (Pot 1) for the
preliminary development, design and permitting of the Collier County
Comprehensive Watershed Improvement Plan in the amount of
1,532,077.76 and authorize necessary budget amendment (Project
No 33554).
4) Recommendation to grant final acceptance of the private roadway and
drainage improvements for the final plat of Orange Blossom Ranch
Phase 1A, Application Number AR-7186 with the roadway and
drainage improvements being privately maintained; acceptance of the
plat dedications, and authorizing the release of the maintenance
security.
5) Recommendation to approve final acceptance and unconditional
conveyance of the potable water and sewer utility facilities for Artesia
Naples Phase 3B, PL20150002359 and to authorize the County
Manager, or his designee, to release the Final Obligation Bond in the
total amount of $4,000 to the Project Engineer or the Developer’s
designated agent.
6) 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 for recording the minor final plat of Talis Park Golf Course
Plat, Application Number PL20170004281.
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April 24, 2018
7) Recommendation to award contracts to Assurance Title Agency, LLC
and American Government Services Corporation, under RFP #17-
7200, “Real Estate Title & Closing Services.”
8) Recommendation to approve the partial release of a code enforcement
lien with an accrued value of $687,572.47 for payment of $3,822.47
in the code enforcement actions entitled Board of County
Commissioners v. Tarpon IV LLC, Special Magistrate Case No.
CEPM201000018647 relating to property, Folio No. 39773480009,
Collier County, Florida.
9) 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 for recording the final plat of Esplanade at Hacienda Lakes
Phase 3, (Application Number PL20170004477) approval of the
standard form Construction and Maintenance Agreement and approval
of the amount of the performance security.
10) Recommendation to award Bid #18-7267 to Coastal Concrete
Products, LLC, for the construction of Lely Branch Canal Weir
Project, in the amount of $ 444,380, Project No. 60202, authorize the
Chairman to execute the Contract, and authorize the necessary budget
amendments.
11) Recommendation to approve Change Order No. 2 to Contract No. 14-
6296 in the amount of $99,771.79 with HighSpans Engineering, Inc.,
for construction engineering inspection (CEI) services for the
Chokoloskee Bridge Replacement, Project No 66066. Fiscal impact:
99,771.79
12) Recommendation to hear Land Development Code Amendments at
two regularly scheduled daytime hearings and waive the nighttime
hearing requirement.
B. COMMUNITY REDEVELOPMENT AGENCY
C. PUBLIC UTILITIES DEPARTMENT
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April 24, 2018
1) Recommendation to award Bid #18-7235, “HVAC Preventative
Maintenance and Repair Services” to Primary and Secondary
Contractors; B&I Contractors, Inc. (primary) and Tampa Bay Trane
Service, Inc. (secondary) for County-wide HVAC preventative
maintenance and repair services for anticipated annual services in the
estimated amount of $800,000.
2) Recommendation to award Bid #17-7174, “Sale of Recycled
Materials,” to Garden Street Iron & Metal Inc. and A&D Scrap
Material Inc.
3) Recommendation to approve the First Amendment to Agreement #17-
7156 and authorize a Sole-Source Waiver for a period of three years
for the purchase of Bioxide Plus 71, Aktivox and VX456 from
Evoqua Water Technologies LLC for use by the Public Utilities
Department Wastewater Division.
4) Recommendation to approve a First Amendment to Lease with Naples
HMA, LLC, d/b/a Physicians Regional Medical Center - Collier, to
extend the lease term for spaced utilized by EMS as a temporary
station house.
5) Recommendation to approve the conveyance of an Easement to
Florida Power & Light Co. to supply power to new Master Pump
Station No. 167.00 including a three phase transformer, a buried
power line, and to provide additional power systems as needed on
County-owned property at 15430 Collier Blvd., adjacent to Heritage
Bay Commons.
6) Recommendation to approve a Certification of Financial
Responsibility, as required by the Florida Department of
Environmental Protection, for the transfer of the operating permit for
the deep injection well system for the Golden Gate Water and
Wastewater Treatment Plants.
7) Recommendation to approve and authorize the Chairman to execute a
Sixth Amendment to Contract No. 04-3673 with Carollo Engineers,
Inc., f/k/a Carollo Engineers, P.C., pertaining to the design of the
Northeast Water Reclamation Facility and Water Treatment Plant,
Page 10
April 24, 2018
authorize a purchase order in the amount of $149,943 to Carollo
Engineers, Inc. and authorize the necessary budget amendments.
D. PUBLIC SERVICES DEPARTMENT
1) Recommendation to approve Budget Amendments in the amount of
20,526.23 due to a reduction in available program funds from the
U.S. Department of Housing and Urban Development (HUD) Shelter
Plus Care (S+C) Grant (net Fiscal impact of $20,526.23).
2) Recommendation to approve an Agreement for Sale and Purchase
with Dalton Mejia, for 1.14 acres under the Conservation Collier Land
Acquisition Program at a cost not to exceed $14,800.
3) Recommendation for after-the-fact approval of an electronically
submitted application for Corporation for National and Community
Services (CNCS) Retired Senior Volunteer Program (RSVP) 2018-
2021 Renewal Grant in the amount of $163,566 to the CNCS and
allow the County Manager or his designee to serve as the authorized
representative for the grantor electronic system eGrants throughout
the grant period.
4) Recommendation to approve and authorize the Chair to execute
Amendment No. 2 to the Parks and Recreation Outsourcing of County
Marinas Agreement No. 12-5914R to allow other County
Departments/Divisions the use of boat docks exempt from the Lease
Agreement Requirements of the Agreement.
5) Recommendation to approve the execution of the 2017/2018 Federal
Highway Administration Flexible Funds grant award in the amount of
274,000 for the purchase and installation of additional bus shelters
through the Federal Transit Administration (FTA) Transit Award
Management System (TrAMS) and authorize the necessary Budget
Amendment.
6) Recommendation to approve the selection committee rankings and to
authorize entering into contract negotiations for Request for
Professional Services (RPS) #17-7249, “Domestic Animal Services
Building Design Renovation” (Project #50145), with the top-ranked
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April 24, 2018
firm, ADG Architecture.
7) Recommendation to authorize Budget Amendments for client’s co-
payments in the amount of $10,505 for the Community Care for the
Elderly (CCE) and Alzheimer’s Disease Initiative (ADI) Grants for
Collier County Services for Seniors (CCSS) Program from the Area
Agency on Aging of Southwest Florida, Inc. (AAA).
8) Recommendation to approve ten (10) mortgage satisfactions for the
State Housing Initiatives Partnership (SHIP) Loan Program in the
combined amount of $80,197.71.
9) Recommendation to approve a Cooperative Agreement #18-7331-PB
with Creative Bus Sales, Inc., for the purchase of two (2) trolleys
using the Lee County Public Transit Trolleys Request for Proposals
RFP) #170058LAC for the Collier Area Transit (CAT) System and
execute the Agreement and Notice of Assignment of Option.
10) Recommendation to accept a revised FY17-18 Federal Transit
Administration (FTA) Section 5310 Grant Award in the amount of
10,977, authorize the necessary Budget Amendments and approve
the purchase of four (4) paratransit vehicles and radios using those
funds.
11) Recommendation to approve an Agreement for Sale and Purchase
with Charles Rock and Anne Gendregske at a cost not to exceed
171,300 to purchase the property at 135 Capri Boulevard, adjacent to
the Isles of Capri Neighborhood Park for additional parking, and
authorize the Chairman to sign the Agreement for Sale and Purchase
and staff to take all necessary actions to close and authorize staff to
continue negotiations on 145 Capri Boulevard.
12) Recommendation to authorize the execution of the 2017/2018 Federal
Highway Administration Flexible Funds grant award in the amount of
316,250 for the purchase and installation of live camera feeds on
transit vehicles and onboard WiFi through the Federal Transit
Administration (FTA) Transit Award Management System (TrAMS)
and authorize a Budget Amendment.
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April 24, 2018
E. ADMINISTRATIVE SERVICES DEPARTMENT
1) Recommendation to approve Amendment No. 13 to the Agreement
with Collier County District School Board for the Driver Education
Program.
2) Recommendation to approve the administrative report prepared by the
Procurement Services Division for disposal of property and
notification of revenue disbursement.
3) Recommendation to recognize accrued interest from the period of
October 2017 through December 2017 earned by EMS County Grant
and appropriate funds for a total amount of $294.55.
4) Recommendation to approve the addition of one (1) classification, the
reclassification of three (3) classifications, and the removal of two (2)
classifications to the 2018 Fiscal Year Pay & Classification Plan made
from January 1, 2018 to March 31, 2018.
5) Recommendation to approve the Administrative Reports prepared by
the Procurement Services Division for change orders and other
contractual modifications requiring Board approval.
6) Recommendation to approve expenditures for Temporary Clerical
Services from Balanced Professional Staffing, Inc. above the
competitive threshold, and authorize purchase orders from multiple
County Divisions.
F. COUNTY MANAGER OPERATIONS
1) Recommendation to approve a report covering budget amendments
impacting reserves and moving funds in an amount up to and
including $25,000 and $50,000, respectively.
2) Recommendation to adopt a resolution approving amendments
appropriating grants, donations, contributions or insurance proceeds)
to the Fiscal Year 2017-18 Adopted Budget.
3) Recommendation to authorize Payment of Invoices #2935273 and
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April 24, 2018
2961165 to Trimark Strategic Equipment LLC totaling $223,960 for
commercial kitchen equipment and installation services for the Florida
Culinary Accelerator @ Immokalee.
G. AIRPORT AUTHORITY
H. BOARD OF COUNTY COMMISSIONERS
1) Proclamation designating May 2018 as Older Americans Month in
Collier County. This proclamation will be sent by mail to Kirsten
O'Donnell, Director of Communications - Area Agency on Aging for
Southwest Florida.
2) Proclamation designating May 3, 2018 as National Day of Prayer in
Collier County. The proclamation will be read at ceremonies being
held on May 3rd at locations in Collier County.
I. MISCELLANEOUS CORRESPONDENCE
1) Miscellaneous Correspondence
J. OTHER CONSTITUTIONAL OFFICERS
1) To provide the Board of County Commissioners the Clerk of the
Circuit Court’s Internal Audit Report 2018-3 Job Creation Investment
Program: Arthrex and Arthrex Manufacturing, issued on, April 24,
2018.
2) To record in the minutes of the Board of County Commissioners, the
check number (or other payment method), amount, payee, and
purpose for which the referenced disbursements were drawn for the
periods between March 29 and April 11, 2018 pursuant to Florida
Statute 136.06.
3) Request that the Board approve and determine valid public purpose
for invoices payable and purchasing card transactions as of April 18,
2018.
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April 24, 2018
K. COUNTY ATTORNEY
1) Recommendation to approve a Joint Motion and Stipulated Final
Judgment in the amount of $38,500 for Parcel 455RDUE, in the
lawsuit captioned Collier County v. Alex D. Randolph, et al, Case No.
17-CA-1472, required for the Golden Gate Boulevard Expansion
Project No. 60145. (Fiscal Impact: $32,940)
2) Recommendation to approve a Joint Motion and Stipulated Final
Judgment in the amount of $19,000 for Parcel 453RDUE, in the
lawsuit captioned Collier County v. Alex D. Randolph, et al, Case No.
17-CA-1472, required for the Golden Gate Boulevard Expansion
Project No. 60145. (Fiscal Impact: $13,370)
3) Recommendation to approve a Mediated Settlement Agreement for
the total amount of $132,750 for the taking of Parcel 426RDUE in the
pending case styled Collier County v. Leondese Bichotte et al, Case
No. 17-CA-1443, required for the Golden Gate Boulevard Project,
Project No. 60145 (From Everglades Blvd to east of the Faka Union
Canal). (Fiscal Impact: $47,250)
4) Recommendation to approve a Mediated Settlement Agreement in the
amount of $27,000 for full compensation for the taking of Parcel
413RDUE, plus $7,913.40 for statutory attorney fees, and $4,500 for
expert fees and costs, in the case styled Collier County v. Lourdes
Perez Bello, et al., Case No. 17-CA-1390 required for improvements
to Golden Gate Blvd. (Project No. 60145). [Fiscal Impact:
36,463.40]
5) Recommendation to approve two Mediated Settlement Agreements in
the total amount of $202,052 for full compensation for the taking of
Parcels 314RDUE and 325RDUE, including statutory attorney fees,
and expert fees and costs, in the case styled Collier County v. CKC
Property Holdings, LLC, et al., Case No. 16-CA-1242 required for
improvements to Golden Gate Blvd. (Project No. 60145). [Fiscal
Impact: $90,622]
6) Recommendation to appoint a member to the Contractors Licensing
Board.
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April 24, 2018
7) Recommendation to reappoint two members to the Public Transit
Advisory Committee.
8) Recommendation to reappoint two members and reclassify one
member of the Bayshore/Gateway Triangle Local Redevelopment
Advisory Board.
9) Request by the Collier County Health Facilities Authority for
approval of a resolution authorizing the Authority to issue revenue
bonds for healthcare facilities at Moorings Park and Moorings Park at
Grey Oaks.
10) Request by the Collier County Educational Facilities Authority for
approval of a resolution authorizing the Authority to issue revenue
bonds to be used to finance educational facilities for Ave Maria
School of Law.
11) Recommendation that the Board direct the County Attorney to
advertise an ordinance expanding the powers of the Special
Magistrate.
17. SUMMARY AGENDA - This section is for advertised public hearings and
must meet the following criteria: 1) A recommendation for approval from
staff; 2) Unanimous recommendation for approval by the Collier County
Planning Commission or other authorizing agencies of all members present
and voting; 3) No written or oral objections to the item received by staff, the
Collier County Planning Commission, other authorizing agencies or the
Board, prior to the commencement of the BCC meeting on which the items
are scheduled to be heard; and 4) No individuals are registered to speak in
opposition to the item. For those items which are quasi-judicial in nature, all
participants must be sworn in.
A. This item requires ex parte disclosure be provided by the 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
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April 24, 2018
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 Rural Agricultural
zoning district to a Residential Planned Unit Development (RPUD) zoning
district for the project to be known as the Rushton Pointe RPUD, to allow
construction of a maximum of 229 residential dwelling units on property
located on the west side of Collier Boulevard, approximately two thirds of a
mile south of Immokalee Road, in Section 27, Township 48 South, Range 26
East, consisting of 38.1± acres. [PL 20150000306]
B. Recommendation to approve an Ordinance amending Ordinance Number
04-41, as amended, the Collier County Land Development Code, which
includes the comprehensive land regulations for the unincorporated area of
Collier County, Florida, by providing for: Section One, Recitals; Section
Two, Findings of Fact; Section Three, Adoption of Amendments to the Land
Development Code, more specifically amending the following: Chapter One
General Provisions; Chapter Two – Zoning Districts and Uses; Chapter
Three – Resource Protection; Chapter Four – Site Design and Development
Standards; Chapter Six – Infrastructure Improvements and Adequate Public
Facilities Requirements; Chapter Nine – Variations from Code
Requirements; Chapter Ten – Application, Review, and Decision-Making
Procedures; Section Four, Adoption of Amendments to the Collier County
Official Zoning Atlas, more specifically amending the following: Zoning
Map Numbers 522930, 2033N, 2033S, 2034N, 2034S to remove the ACSC
designation for consistency with the Growth Management Plan; Section
Five, Conflict and Severability; Section Six, Inclusion in the Collier County
Land Development Code; and Section Seven, Effective Date.
C. 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 Petition VAC-
PL20170001644 to disclaim, renounce and vacate the County and the public
interest in the roadway easement recorded in OR Book 2355, Page 2715 of
the Public Records of Collier County, Florida. The subject property is
located on the east side of County Barn Road, approximately one-quarter
mile south of Davis Boulevard in Section 8, Township 50 South, Range 26
East, Collier County, Florida.
D. Recommendation to adopt a resolution approving amendments
Page 17
April 24, 2018
appropriating carry forward, transfers and supplemental revenue) to the
Fiscal Year 2017-18 Adopted Budget.
18. ADJOURN
INQUIRIES CONCERNING CHANGES TO THE BOARD’S AGENDA SHOULD
BE MADE TO THE COUNTY MANAGER’S OFFICE AT 252-8383.
April 24, 2018
Page 153
CHAIRMAN SOLIS: Aye.
COMMISSIONER TAYLOR: Aye.
COMMISSIONER SAUNDERS: Aye.
CHAIRMAN SOLIS: Any opposed?
No response.)
CHAIRMAN SOLIS: Motion carries.
MR. WILLIG: Thank you.
Item #11D
ACCEPT THE US41 CORRIDOR STUDY AS A
SUPPLEMENTAL PLANNING TOOL, AND DIRECT STAFF TO
BEGIN THE IMPLEMENTATION OF THE INFORMATIONAL
AND SHORT TERM RECOMMENDATIONS, AND PREPARE
FOLLOW-UP ITEMS WITH A MORE DETAILED PLAN FOR
THE LONG TERM RECOMMENDATIONS FOR FUTURE
BOARD DIRECTION - MOTION ACCEPTING THE REPORT –
APPROVED
MR. OCHS: Item 11D is a recommendation to accept the U.S. 41
corridor study as a supplemental planning tool and to authorize staff to
begin implementation.
Mr. Bosi will make the presentation.
MR. BOSI: Good morning, Commissioners. Mike Bosi,
Planning and Zoning director.
Just to give you a little bit of context to the individual study, this
was directed by the Board of County Commissioners at the beginning
of last year, 2017. We had started with the concept of potentially
enabling a moratorium on specific land uses. The Board was not
comfortable with that approach. They, instead, directed staff to go out
and speak with the community, engage them within the public
April 24, 2018
Page 154
planning process, and evaluate through various means what type of
land uses they would like to see most promoted within the U.S. 41
corridor study.
And with that, we went out and engaged the community with the
help of Laura DeJohn and Johnson Engineering, who provided a
tremendous amount of support and organizational aspects to the study.
The U.S. 41 corridor, essentially, was from Palm Street,
Commercial Drive, down to Price Street. A better approximation
would be 951 and 41, Airport Road and U.S. 41, and that was the area
we put the focus study, and that's the area where we have a large
amount of leftover commercial strip zoning, shallow lot, but
commercial strip zoning along that auto-oriented U.S. 41.
We engaged in three publicly advertised meetings: October 3rd,
November 7th, and January 16th. Very well attended at the various
community facilities within the East Trail area, and we had a wrap-up
meeting on February 21st where we provided the results and just went
over what we learned from that individual meeting.
How we had gained a lot of individual preferences was from a
visual survey preference, and for this I really did lean upon Johnson
Engineering in terms of there was about 20 different images, and there
was three to four images that showed different concepts of building
arrangement, landscaping, setback, architectural features, and we asked
the audiences to provide feedbacks as to which of those images that
they found most appealing, and from those choices, we were able to
discern a number of different aspects about community design and
what -- the community design that the population would most like to
see within that 41 corridor.
We also had a second part to each one of those public meetings
where we asked for -- or we provided open-ended questionnaires
where the participants in the meeting were able to provide us whatever
areas that they felt we needed to know about in terms of what their
April 24, 2018
Page 155
concern was or where they thought their opportunities were moving
forward related to what they would like to see developed.
One of the things I learned early on within the process, it's a very
hungry crowd out there in the sense that they were very supportive of
restaurants, particularly sit-down restaurants. But what we did was
from the written comments that we received on October 3rd, the 7th,
and on the 16th, we basically took the words, the words that were
provided within there, and whichever words came out the most are the
ones that you see highlighted within that bubble, that screen. And
restaurants, need, traffic, building, corridor, Costco, landscaping
development. Those are the type of things that we saw as a common
occurrence.
And then we grouped those written comments within categories.
And the top of the categories were preferred development meaning the
type of specific end-users that they would like to see. Rebranding was
something that we heard a lot of. Traffic, bikes and pedestrian, not
preferred development, incentives to redevelopment, design,
landscaping, infrastructures, open space, and redevelopment. A lot of
things from a planning concept that you have within emerging
corridors but also within parcels of land that may be aging as well. So
it was a mix. But those are traditional concepts, but the community
was spot on in terms of what they felt they wanted to communicate to
us.
Based upon that we grouped it into five individual overall
messages that we heard from the community. Community identity was
one of the first, and East Naples residents support branding the area to
make the assets of the area known and attract more of what the
community wants. We heard that we felt, or that the area felt that there
was a legacy of negativity associated with the East Trail and that the
new developments, the activity that has happened recently, needed to
be highlighted and accentuated, and the opportunities that the future
April 24, 2018
Page 156
holds has to be the focus of how we talk about the corridor and not
focusing upon what, maybe, the shortcomings were, but where the
opportunities -- and where those opportunities can really be realized to
the community's benefits or assets.
The second was new and different businesses being desired.
Hotel, restaurant, grocery options, wholesale clubs, restaurants, and
any change must be part of a framework that controls the appearance
of intensity and traffic.
Third, as you can imagine, transportation. Transportation was, the
corridor has too much traffic and not enough safe bicycle and
pedestrian features and open space. And that's one of the things we
heard on a regular basis. As you can imagine, a corridor with six
lanes, high-moving traffic, they really felt that the other multi-modal
aspect of transportation was underserved, meaning your bike and your
pedestrian assets, and that will be part of some of the longer-term
recommendations we'll get to in a little bit.
Also redevelopment. Improvement of unsightly older buildings
and vacant commercial buildings is needed. And I think you're starting
to see, and we will see moving into the future, a continuing of that
trend of re-purposing or reusing existing -- some of the more
dilapidated structures or land uses.
As part of the larger aspect of our Land Development Code that
we do have to engage in, we've developed a redevelopment section
within our Land Development Code to a point. But we as plan -- or we
as an aging community also recognize that that redevelopment effort
has to be moved on, and that's another one of the longer-term
recommendations that will be coming from the study.
And then third (sic) was landscaping. Enhanced appearance along
the roadside. And one of the things that I'm reminded, each of the
participants, all the new developments that are coming on, they lift the
overall built environment, the feel of the built environment, because
April 24, 2018
Page 157
they're meeting our architectural codes, they're meeting our landscape
codes, they're providing the required amount of green space and,
because of that, each new project has a way of lifting up that
immediate surrounding area.
The first -- the first two groupings were informational
recommendations. The first being civic and business organizations
throughout that community, the East Naples Community Association
being one of strong community groups out there, one amongst many.
Civic and business organizations should work together to establish a
theme and identity and then promote the community and its vision.
The second desire of businesses, the county's GMD department
should provide information to the development community about
outcomes of the study and the uses that are preferred. And what we're
going to do with that, one, I'm going to provide the Development
Services Advisory Council, DSAC, a copy of that written report so
they can disseminate it to their members, but also if there's a
pre-application meeting that is requested, we'll hand out a courtesy
copy of that report just to provide that individual or that business
interest an understanding of what the community has expressed the
type of land uses that they're looking for and they want to support.
The second grouping of recommendations would be short-term
recommendations. In the first four of the recommendations we're
asking the Board to provide staff direction to move out and develop a
plan to take action upon these.
Redevelopment and development standards. New development
will meet the Collier County architectural and signage standards and
further refined redevelopment standards. All of the new development
is required to meet your architectural signage and your landscape
standards, but we're going to look at the redevelopment section to see
where those can be improved, tweaked to bring more of the desired
effect of that individual study.
April 24, 2018
Page 158
And a second aspect underneath that third recommendation, for
gas stations and self-storage development, consider separation
requirements, location standards, or minimum percentages of office
and retail mix as part of these developments that might mitigate their
proliferation along the corridor.
One of the things that Commissioner Fiala's expressed frustration
with, at least the mini-storage facilities, is they're not daily
neighborhood serving. They may serve the needs of the neighborhood
from an occasional purpose of where you store your stuff, but you're
not interacting with them on a regular day-by-day basis.
There could be a component where within the storage facilities, if
they were along those corridors, we could require a percentage to be
dedicated to office, commercial, retail, something along those lines.
But it's something we'll have to evaluate, and we will have to bring
back through the advisory boards and then, ultimately, to the Board of
County Commissioners for your evaluation.
The fourth of the recommendations relates to landscape and
implementation of roadside landscape enhancement strategy for that
U.S. 41 corridor study. Pam Lu -- engaging with Pam Lulich's group
in terms of what are the plans for it. They're recognizing that is a state
road, so there's limitations in terms of how much leeway and discretion
that we have related to those, and review options for enhancements
along the roadside landscaping in the right-of-way.
And the long-term recommendations were, one, to not only
identify the four activity centers that were -- that sit within that
corridor, just confirm their locations, evaluate their expansion, but also
consider two individual other locations at St. Andrews Square and the
Vincentian PUD, Eagle Lakes Park, see if there -- does it make sense
at those two locations to designate similar type of future land use
designations that would have -- related to activity centers which have a
full range of commercial zoning, but also allows for mixed-use
April 24, 2018
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development -- Commissioner Taylor?
COMMISSIONER TAYLOR: Yeah, I have a question.
The one on Airport Road, will you define the borders of that,
which -- what activity center are we talking about there?
MR. BOSI: The U.S. 41 and Airport Road, the two corners that
abut Airport Road to the east and the west, that's a portion of the
activity center. The Courthouse Shadows is included within that
activity center as well. I can provide -- I will send your office a copy
of that activity center boundary.
COMMISSIONER TAYLOR: It's just those four corners. At
least two of those corners are in the CRA.
MR. BOSI: Yes.
COMMISSIONER TAYLOR: So that would be conflict because
that should be left to the CRA because they're master planning that
area.
MR. BOSI: Yeah. We did -- we touched nothing other than that
was a recommendation just to confirm that location.
COMMISSIONER TAYLOR: Is an activity center?
MR. BOSI: That's an activity center. Where the -- we were very
prudent not to extend to any of the area that the CRA is currently
involved within the redevelopment of that CRA plan, so we know
that's part of what's going on right now. So we really kind of limited
our focus from that area, and it was more towards those areas outside
of the CRA.
COMMISSIONER TAYLOR: Yeah. Because the preferred new
types of development may not concur with what this master plan
comes forward with. That's all. So if you identify the Airport Road
area and it's within the CRA, allowing new -- allowing preferred new
types of development have not been determined, at least by the CRA's
process.
MR. BOSI: The type of development that can come forward is
April 24, 2018
Page 160
only dictated by your zoning, so we would not be suggesting any
changes to the individual zoning that is underneath the purview of the
CRA. We know that the redevelopment plan may have some
modifications to the land uses allowed within that area that we haven't
had an opportunity to be in concert with. We know that that's their
bailiwick, and we know that that's an area that they're focused upon.
COMMISSIONER TAYLOR: Okay. My ears perked up when
you said when a developer comes in, and then we can hand -- this is
what we want. It shouldn't be handed in with Airport Road, because
that's the master plan.
MR. BOSI: Understood, understood.
COMMISSIONER TAYLOR: Okay.
MR. BOSI: And in that regard, we most certainly would direct
them to --
COMMISSIONER TAYLOR: The master plan, whatever it
becomes.
MR. BOSI: -- to the Bayshore CRA for that first conversation.
We'd let them know that that's where they need to go first.
COMMISSIONER TAYLOR: Thank you.
MR. BOSI: And then, finally, your transportation needs. And
your transportation needs are probably your longest in terms of long
range, and it has everything to do with the state. That's a
state-controlled road.
Identify opportunities to use connecting streets for bicycle and
pedestrians, and those are some of the opportunities that you develop.
The secondary streets that line -- that run parallel to 41, see if those
opportunities could be enhanced in any way in terms of pedestrian or
bicycle lanes, transportation avenues.
Coordinate with the Collier MPO on the pedestrian/bike master
plan and identify a location for new sidewalks, bikes, transit, and
greenway connections to serve the corridor. Establish design criteria
April 24, 2018
Page 161
to promote secondary corridors, as I mentioned, to connect commercial
to mixed-use centers, and coordinate with county transportation staff
and Florida DOT on options for retrofit and enhancements starting
with intersections.
One of the things that -- one of the activities that I engaged in
related to the restudy was Laura, myself, and Dan Berdin (phonetic)
went outside and just crossed U.S. 41 at Airport Road. And what are
some of the observations that he had made related to the signalization
and how the signalization works and how it was a bit dated. He had
said just some simple improvements that can be -- that could be
initiated that are low cost, but all of those things will take coordination
with the FDOT, so that's just something so we know that that's
something that will be an evolving and ongoing process.
And, with that, that is the conclusion of the recommendations. I
will say, just from a personal note, this is one of my most enjoyable
projects that I've worked on with the county. The community was very
engaged, they were very interested in the process, and they were -- and
they were very -- they were very supportive of the individual meetings
that we had, and the end, the wrap-up meeting, I think everyone felt
that their time was -- their time was well spent, their voice was being
heard. And, as I told Commissioner Fiala during the process, the one
lasting legacy that we can walk away from is the community knows
that we are interested and we want to promote the visions and the land
uses that they want. They are also recognizing there's limitations
towards what government can and can't do in terms of picking
individual users.
But the overall message I received was the community was
supportive of the effort and is anticipating and excited to see the
changes that have recently come to the U.S. 41 corridor and excited
about what is coming into the future.
And with that, any questions the Board may have?
April 24, 2018
Page 162
CHAIRMAN SOLIS: Commissioner Fiala.
COMMISSIONER FIALA: I have no questions but, first of all, I
want to tell you you're absolutely right. They were thrilled that you
were there. They were thrilled that you were listening to them, that
they were being heard, and that they were asking instead of being told
what they like. That gave them hope for a better outcome in the end,
and that's a good thing. You know, people have to start with
excitement about where they're going to be.
One of the things we put in place a long time ago was any old
buildings that you want to get rid of, you don't maybe have to get rid
of, you can invite young businesses, new businesses, floundering
businesses to get into one of those buildings with zero, zero, zero
impact fees, and that's an enticement to use that place, fix it up, and
they'd have the money, because they don't have to pay any impact fees,
to then maybe start a thriving business.
They -- business is a difficult thing in that area, as Mike well
knows, because there aren't many, and people would really like to have
places to shop, and the reason is because they would prefer not to shop
and go someplace else. They would prefer to stay on the roads that
they live on, and that's something else Mike found.
So after your successful presentations, then I sent out a little
thing. I have this thing called Tidbits. It's just asking for people's
opinions or giving people opinions. So I sent this out in Tidbits, and I
said, "What would you like to see in this area?" I have about 1,800
people that are, in the Tidbit grouping, and we get 366 answers back in
just a two-week period of time, with about a thousand suggestions,
which was wonderful.
Mike, my assistant, he put them into kind of a cute little form here
to see. The ones that stand out the biggest, just like Mike said,
restaurants was the biggest one because they need more places to go to
eat.
April 24, 2018
Page 163
One of the misconceptions that people have had over the years is
that they figured, maybe because of the appearance of the area or
whatever, that we all needed fast-food restaurants. But these people
want to sit down and eat. Most of the people that live out there now
are retirees. They've been cooking all their life. They don't want to
cook anymore. They want to be taken out to eat. They want to go out
to eat with their neighbors. They want to sit down over a meal. And,
you know, you don't have that many poor people that want to go out
and eat. These people want to go out, and they want to stay here.
They don't want to be driving to the north end of town. So restaurants
featured big.
One of the things we almost had a long time ago was a Target.
Where the Kite people now built the Stein Mart, it was supposed to be
a Target. Mike, you were probably involved in that where they
changed all of that permitting and everything, and then they had to --
but then Target got hit real hard by the hackers, and it really ruined
their business for a while, so they pulled out of that shopping center.
People were really disappointed appeared because they didn't have a
place to go like that.
Well, then we were going to get Sam's Club, and they were --
people down in the City of Naples as well as up on Marco Island were
really thrilled, the business owners, because they would have had a
place to go to buy things in quantity. But then that went by the
wayside when the Sam's Club people invested in the Amazon.com.
So here is the results of some of their thoughts, and these are just
by category. I have it broken down, but there's way too many to give
you over here. But I had it broken down into more things that they
want specifically in each of these categories as well. So -- and most of
all, they were thrilled to know that maybe you would be still involved
with us and lead us, because none of us are capable of leading us to
where we need to go. We need a leader. We need somebody to help us
April 24, 2018
Page 164
through that process and guide us so that we can come up with a
positive outcome, and we're just hoping you will.
MR. BOSI: Commissioner Fiala, I appreciate the confidence. I
most certainly am available, and I serve at the direction of the Board
however you want us to move forward with the initiative and follow it
up to the next step.
As we've recommended, we have two sets of recommendations:
Informational and shorter-term. We're asking the Board for staff to go
back, develop a plan to engage with the community and come back
with results to the Board of County Commissioners related to those
areas, and then we will develop a longer-term strategy for those
longer-term issues that were contained within the report as well.
COMMISSIONER FIALA: That is terrific. Would you mind if I
took all the breakdowns of all these different categories and sent them
to a few of the shopping center developers to give them ideas of what
we would like?
MR. BOSI: Well, Commissioner Fiala, you're the commissioner
in the district. I think you have the liberty to do so.
CHAIRMAN SOLIS: You can do whatever you like. You're the
boss.
COMMISSIONER FIALA: Okay. Well, I would like to do that,
too, so that maybe, if anybody's interested, we could pass that on to
you as well.
Right now we've got a proliferation, and more coming all the
time, with more new storage units. I don't know, how many do we
have now, 11? Somewhere right in that area.
MR. BOSI: I think there was 10 that were located within the East
Trail area.
COMMISSIONER FIALA: Yeah, plus the flea market that's
coming on down the road, too. Yeah, there's quite a few. And you can
only use so many. I'm wondering how long they'll go before they
April 24, 2018
Page 165
realize that they're going to go broke, because there's going to be so
many of them.
And gas stations, we've got four more now coming on. But it will
be nice to see something other than that on our road.
So, Mike, we're going to see if we can't get together with you
right away and start the process.
Thank you.
Folks, he was great.
CHAIRMAN SOLIS: Thank you.
COMMISSIONER McDANIEL: Is my light on?
CHAIRMAN SOLIS: It's not staying on, but I see it. Go ahead.
COMMISSIONER McDANIEL: Well, first off, I was going to
ask Commissioner Fiala how she felt about the corridor study, but
we're not going to go there. Thank you so much for sharing.
And I just have a question -- I have a question for you, number
one, and that is I find it interesting, and I've gotten several emails,
about a mini-storage unit that's coming up apparently out on the East
Trail. Why is there an objection to these? They're very low intensity,
low traffic, maybe don't service the wants of the necessary community
COMMISSIONER FIALA: That's the reason.
COMMISSIONER McDANIEL: Okay. So I just was wondering
why --
COMMISSIONER FIALA: What they're hoping, instead of so
many -- you know, because even with the number of people we have, I
don't think we're going to use all of those storage units. I think it's --
you know, what they'd really like is something that they can use,
something they can go to the movie in or sit down in dinner at or buy a
dress in.
COMMISSIONER McDANIEL: Gotcha. I saw your list there,
and I just --
April 24, 2018
Page 166
COMMISSIONER FIALA: Yeah. So -- and storage units, and
they're all three stories now that are coming in.
COMMISSIONER McDANIEL: Sure.
COMMISSIONER FIALA: So they almost create a canyon
effect, and that isn't very inviting. And if you're a restaurant, do you
want to locate between two storage units? See, that's another thing. Or
maybe a storage unit and a gas station.
COMMISSIONER McDANIEL: Yeah. It was just a question
that I had.
And then the second question that I had was maybe for staff. And
there's been some discussion about a specific overlay for East Naples
with a master plan similar to what we have with Golden Gate Estates.
COMMISSIONER FIALA: That's what we're doing here.
COMMISSIONER McDANIEL: This is all the precept to get to
this point for this actual overlay?
MR. BOSI: Those are conversations I've not been a part of. I've
been a part of the study. That may be what -- the conversation
Commissioner --
COMMISSIONER McDANIEL: That's why I'm asking the
question.
MR. BOSI: -- Commissioner Fiala wants to speak to me --
COMMISSIONER FIALA: Surprise.
MR. BOSI: -- about. But that would be something that we would
have to have a full discussion with the Board of County
Commissioners about.
COMMISSIONER McDANIEL: Okay. Well -- and it was a
question that I was asking, because I've been -- the weeds have been
talking, and I knew that there was -- the accolades were going along,
and positively, with the corridor study.
And the last point that I wanted to make to you was thank you for
considering doing this, going through the process, engaging the
April 24, 2018
Page 167
residents of Eastern Collier County. This is -- this is a shift from how
we had been conducting business in the past with the moratoriums and
that sort of thing, and you flinched a little bit last year when we
suggested this.
COMMISSIONER FIALA: Oh, I still do.
COMMISSIONER McDANIEL: I know you do. But I wanted
to say thank you, because this is the -- this is the advent of good
governance, engaging the people and letting them know through an
educational process what zoning rights, what property rights currently
exist.
COMMISSIONER FIALA: Are left.
COMMISSIONER McDANIEL: Are left, and what they can, in
fact, be used for. So thank you, again.
CHAIRMAN SOLIS: Is there a motion to accept?
COMMISSIONER McDANIEL: I'll make it -- well, let her do it.
COMMISSIONER FIALA: I'll make a motion to accept.
COMMISSIONER TAYLOR: I'll second that.
CHAIRMAN SOLIS: There's a motion and a second. All in
favor, say aye.
COMMISSIONER McDANIEL: Aye.
COMMISSIONER FIALA: Aye.
CHAIRMAN SOLIS: Aye.
COMMISSIONER TAYLOR: Aye.
COMMISSIONER SAUNDERS: Aye.
CHAIRMAN SOLIS: Any opposed?
No response.)
CHAIRMAN SOLIS: Thank you. Great job.
COMMISSIONER FIALA: Thank you for indulging us.
CHAIRMAN SOLIS: I think we're ready for a break for our
court reporter.
MR. OCHS: Yes, we are.
April 24, 2018
Page 168
CHAIRMAN SOLIS: So we'll be back at 3:20. I have to make a
call.
A brief recess was had.)
MR. OCHS: Mr. Chairman, you have a live mike.
CHAIRMAN SOLIS: And just before we start, I may have to
duck out and take a call, and I will -- if I do, I will leave it in the
capable hands of the vice chair.
COMMISSIONER McDANIEL: And we will endeavor to
persevere.
Item #11E
AWARDING ITB NO. 18-7276 COLLIER COUNTY LANDSCAPE
BEAUTIFICATION MASTER PLAN “IMMOKALEE ROAD
COLLIER BOULEVARD TO WILSON BOULEVARD)
LANDSCAPE AND IRRIGATION INSTALLATION” TO
HANNULA LANDSCAPING AND IRRIGATION, INC. FOR
1,512,274.87 (PROJECT NO. 60208) – APPROVED
MR. OCHS: That takes us to Item 11E, Commissioners. This is
a recommendation to award a contract for median landscaping along
Immokalee Road between -- where are we going -- between Collier
Boulevard to Wilson Boulevard in the amount of $1,512,274.87 to the
lowest responsive bidder, Hannula Landscaping, and Mr. Joe Delate,
your principal project manager can make a presentation or respond to
questions to the Board or stand there looking handsome and wait for a
motion.
CHAIRMAN SOLIS: It is a great tie, by the way.
COMMISSIONER SAUNDERS: Mr. Chairman, unless there's
some questions or anything, I'll make a motion to approve the staff
recommendation.
Lock UpSelf Storage
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Collier BLVDTamiami TRL E
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Rattlesnake Hammock RDSanta Barbara BLVDCounty Barn RDCollier BLVDCollier BLVDBayshoreStorage
Cubesmartself storage
StoreSmartSelf Storage
Cubesmartself storage
Carls - WhiteGlove PersonalStorage
U-Haul Moving& Storageof Naples
RattlesnakeHammock Selfstorage
Vincentian MPUDSelf Storage(ZVL-HEX 16-40)
TREETOPS
FALLINGWATERS BEACHRESORT
VINCENTIANVILLAGE
MINI-TRIANGLEMPUD
Document Path: C:\GIS\Data Request\GIS Request\LDC\US-41 Self StoreageBuildings Map.mxd
Map Date: 3/21/2019
Growth Management DepartmentOperations & RegulatoryManagement Division
I
0 1,400 2,800700
Feet
Price St.PalmSTSELF-STORAGE BUILDINGS ON US 41Legend
PROJECT LIMIT(U.S 41/PRICE ST.)
PROJECT LIMIT(U.S. 41/AIRPORT-PULLING RD)
Self-Storage Building (HEX Decision)
Self-Storage Building 1,320 Buffer
FLU Activity Center
Parcels
C-4
Proposed Self-Storage Building
Existing Self-Storage Building
C-5
PUDs that Allow Self-Storage Building