Agenda 11/12/2019 Item #17A (Ordinance Amending the Logan Immokalee CPUD)11/12/2019
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to approve an
Ordinance amending Ordinance Number 17-45, as amended, the Logan/Immokalee Commercial
Planned Unit Development (CPUD), to increase the maximum allowable size of a dry cleaning plant
from 1,500 square feet to 2,500 square feet; and providing for an effective date, for property located
on the southeast corner of Immokalee Road and Logan Boulevard, in Section 28, Township 48
South, Range 26 East, Collier County, Florida, consisting of 18.6+/- acres.
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above referenced petition and render a decision regarding the petition; and ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The petitioner seeks to amend the CPUD to increase the maximum allowable
size of a dry cleaning plant from 1,500 square feet to 2,500 square feet. The maximum 100,000 square
feet of commercial land uses for the shopping center will remain the same. There are no other changes
proposed. See attachment: Proposed PUD Ordinance.
FISCAL IMPACT: The PUD Amendment (PUDA) by and of itself will have no fiscal impact on Collier
County. There is no guarantee that the project, at build-out, will maximize its authorized level of
development. However, if the PUD Amendment is approved, a portion of the land could be developed,
and the new development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the
impacts of each new development on public facilities. These impact fees are used to fund projects
identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the
adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of
concurrency management, the developer of every local development order approved by Collier County is
required to pay a portion of the estimated Transportation Impact Fees associated with the project in
accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected
prior to issuance of a building permit include building permit review fees. Please note that impact fees
and taxes collected were not included in the criteria used by staff and the Planning Commission to
analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Comprehensive Planning staff has reviewed
the proposed PUDA and has found it consistent with the Future Land Use Element (FLUE) of the GMP.
See attachment: FLUE Consistency Review.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC,
heard Petition PUDA-PL20190001213, Logan/Immokalee CPUD on October 3, 2019, and voted 6-0 to
forward this petition to the Board with a recommendation of approval. See attachment: Proposed PUD
Ordinance.
There have been no objections to this petition. Therefore, this petition has been placed on the Summary
Agenda.
LEGAL CONSIDERATIONS: This is an amendment to the existing Logan/Immokalee Planned Unit
Development (Ordinance Number 17-45, as amended). The burden falls upon the applicant for the
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amendment to prove that the proposal is consistent with all of the criteria set forth below. The burden
then shifts to the Board of County Commissioners, should it consider denial, that such denial is not
arbitrary, discriminatory, or unreasonable. This would be accomplished by finding that the amendment
does not meet one or more of the listed criteria.
Criteria for PUD Amendments
Ask yourself the following questions. The answers assist you in making a determination for approval
or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or
other instruments or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense? Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed PUD with the goals, objectives and policies of the
Growth Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring
the adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: Conformity with PUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to literal application of such
regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed PUD Amendment be appropriate considering the existing land use pattern?
11. Would the requested PUD Amendment result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
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13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance
with existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
25. Consider: The impact of development resulting from the proposed PUD Amendment on the
availability of adequate public facilities and services consistent with the levels of service
adopted in the Collier County Growth Management Plan and as defined and implemented
through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as
amended.
26. Are there other factors, standards, or criteria relating to the PUD Amendment request that the
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons and the oral testimony presented at the Board hearing as these items relate
to these criteria. This item has been approved as to form and legality, and requires an affirmative vote of
four for Board approval. (SAA)
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends
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that the Board of County Commissioners approve the request for Petition PUDA-PL20190001213, Logan
Immokalee CPUD.
Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Staff Report Logan Immok FNL 9-23-19(1) (PDF)
2. Attachment A-Ordinance - 102319 (PDF)
3. Attachment B-Ordinance 2017-45 (PDF)
4. Attachment C-Consistency Review Memorandum.pdf 7-22-19 (PDF)
5. Attachment D-Letter of No Increased Traffic Impact (PDF)
6. [Linked] Attachment E-Logan Immok Application (PDF)
7. Letter of Support from Oakes Estates 8-22-19 (PDF)
8. Legal Ad - Agenda ID 10442 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.A
Doc ID: 10442
Item Summary: This item requires that ex parte disclosure be provided by Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve an Ordinance amending Ordinance Number 17-45, as amended, the Logan/Immokalee
Commercial Planned Unit Development (CPUD), to increase the maximum allowable size of a dry
cleaning plant from 1,500 square feet to 2,500 square feet; and providing for an effective date, for
property located on the southeast corner of Immokalee Road and Logan Boulevard, in Section 28,
Township 48 South, Range 26 East, Collier County, Florida, consisting of 18.6+/- acres.
Meeting Date: 11/12/2019
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
10/09/2019 8:49 AM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
10/09/2019 8:49 AM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 10/14/2019 9:14 AM
Zoning Ray Bellows Additional Reviewer Completed 10/14/2019 6:36 PM
Growth Management Department James C French Deputy Department Head Review Completed 10/14/2019 9:43 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 10/15/2019 4:28 PM
County Attorney's Office Sally Ashkar Level 2 Attorney Review Completed 10/22/2019 11:05 AM
Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 10/22/2019 11:42 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 10/23/2019 11:49 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 10/24/2019 9:10 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 11/03/2019 11:54 AM
Board of County Commissioners MaryJo Brock Meeting Pending 11/12/2019 9:00 AM
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STAFF REPORT
TO:COLLIER COUNTY PLANNING COMMISSION
FROM:ZONING DIVISION ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE:OCTOBER 3, 2019
SUBJECT:PUDA-PL20190001213, LOGAN/IMMOKALEE CPUD (COMMERCIAL
PLANNED UNIT DEVELOPMENT)
______________________________________________________________________________
PROPERTY OWNER/APPLICANT/AGENT:
Owner/Applicant: Agent:
Immokalee Road Associates, LLC Mr. Tim Hancock, AICP
1600 Sawgrass Corporate Parkway, # 400 Stantec Stantec
Sunrise, FL 33323 5801 Pelican Bay Boulevard # 300
Naples, FL 34108
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance
of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 17-
45, as amended, the Logan/Immokalee Commercial Planned Unit Development (CPUD), to increase
the maximum allowable size of a dry cleaning plant from 1,500 square feet to 2,500 square feet; and
providing for an effective date.
GEOGRAPHIC LOCATION:
The subject property, consisting of 18.6+/- acres, is located on the southeast corner of Immokalee
Road and Logan Boulevard in Section 28,Township 48 South, Range 26 East, Collier County, Florida.
(See the Location Map on page 2 of this Staff Report.)
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner seeks to amend the CPUD to increase the maximum allowable size of a dry cleaning
plant from 1,500 square feet to 2,500 square feet. The maximum 100,000 square feet of commercial
land uses for the shopping center will remain the same. There are no other changes proposed. (See
Attachment A Proposed PUD Ordinance.)
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SURROUNDING LAND USE AND ZONING:
North: Immokalee Road, a 6-lane arterial roadway, then an existing residential development with a
zoning designation of Olde Cypress Planned Unit Development (PUD), and then an existing
residential development with a zoning designation of H.D. Development PUD
East: An existing Agricultural use with a zoning designation of A (Rural Agriculture), and then 63
residential dwelling units or 200 unit senior group housing with a proposed zoning designation of
Cleary RPUD
South: An existing Landscape contractor business and landscape nursery uses with a zoning
designation of A (Rural Agriculture)
West: Logan Boulevard, a 2-lane collector roadway, and then existing single-family homes with a
zoning designation of E (Estates)
AERIAL PHOTO
SUBJECT
PROPERTY
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GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE):The proposed PUD rezone is consistent with the FLUE of the
GMP pending approval of the companion small scale GMP Amendment. (See Attachment C-
Consistency Review Memorandum.)
Transportation Element:In
Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management
Plan (GMP).
Policy 5.1 of the Transportation Element of the GMP states;
ommission shall review all rezone petitions, SRA designation applications, conditional
use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall
countywide density or intensity of permissible development, with consideration of their impact on the
overall County transportation system, and shall not approve any petition or application that would
directly access a deficient roadway segment as identified in the current AUIR or if it impacts an
adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly
impacts a roadway segment or adjacent roadway segment that is currently operating and/or is
projected to operate below an adopted Level of Service Standard within the five year AUIR planning
period, unless specific mitigating stipulations are also approved. A petition or application has
significant impacts if the traffic impact statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is equal to or
exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to or
exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where it is equal
to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and
Staff finding: The applicant has provided a letter of no increased traffic impacts (see Attachment with
this rezone petition. (See Attachment D-) As noted above,
the request is to increase the area allowed for dry cleaning operations with no change to the total
number of commercial use square footage within the PUD. Additionally, the letter confirms the
existing trip cap will remain at 449 PM peak hour trips. Therefore, consistent with the original PUD
approval, the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element
of the GMP. Operational impacts will be addressed at the time of the first development order (Site
Development Plan or Plat).
Conservation and Coastal Management Element (CCME):No revisions to the environmental
portions of the PUD are being made. The petition is consistent with the applicable provisions of the
CCME of the GMP.
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GMP Conclusion:
STAFF ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which
a recommendation must be based, specifically noted in Land Development Code (LDC) Section
10.02.13 B.5., Planning Commission Recommendation (commonly re
,and Section 10.02.08 F., Nature of Requirements of Planning Commission Report (referred
The CCPC uses these same criteria as the basis for their
recommendation to the Board of Collier County Commissioners (BCC), who in turn use the criteria
to support their action on the rezoning request. An evaluation relative to these subsections is discussed
In addition, staff offers the
following analysis:
Stormwater Planning Review:Stormwater Planning staff has reviewed this petition and is
recommending approval.
Environmental Review:Environmental Planning staff has reviewed this petition and is recommending
approval.
Transportation Review: Transportation Planning staff has reviewed this petition for compliance with
the GMP and the LDC and recommends approval.
Utilities Review:The proposed change has no impact on public utilities facility adequacy.
Zoning Services Review:The increase in the size of the dry cleaning plant from 1,500 square feet to
2,500 square feet will not have a negative impact on the subject property or the surrounding properties.
The additional square footage would be located within the developable area, which was previously
established by the original ordinance. The proposed size of the dry cleaning use is compatible both
internal and external to the CPUD.
PUD FINDINGS:
recommendation, the CCPC shall make
:
1. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water,
and other utilities.
The proposed amendment to increase in the size of the dry cleaning plant land use will have little to
no impact on traffic and access, drainage, sewer, water, or other utilities.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly as they may
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relate to arrangements or provisions to be made for the continuing operation and maintenance of
such areas and facilities that are not to be provided or maintained at public expense.
demonstrate unified control of the property.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives,
and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff
has found this petition consistent with the overall GMP.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The proposed amendment does not affect the buffering and screening requirements of the original
PUD.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
There is no change to the usable open space in this amendment.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the GMP consistency
review.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
The area has adequate supporting infrastructure, including Collier County Water-Sewer District
potable water and wastewater mains, to accommodate this project. Furthermore, adequate public
facilities requirements will continuously be addressed when development approvals are sought.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
All future development will comply with the LDC and other applicable codes. The petitioner is not
requesting any deviations to the LDC.
REZONE FINDINGS:
Staff offers the following analysis:
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1. Whether the proposed change will be consistent with the goals, objectives, and policies of
the Future Land Use Map and the elements of the GMP.
Comprehensive Planning staff determined the subject petition is consistent with the goals, objectives,
and policies of the FLUE and other elements of the GMP. (See Attachment C-Consistency Review
Memorandum.)
2. The existing land use pattern.
The existing land use pattern (of the abutting properties) is described in the Surrounding Land Use
and Zoning section of this staff report. The proposed amendment will not change the existing land
use patterns of the surrounding properties.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The property is currently zoned CPUD and would remain as such.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
This petition does not propose any change to the boundaries of the CPUD.
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed change is not necessary; however, it is being requested in compliance with the LDC
provisions to seek such changes because the petitioner wishes to increase the allowable size of the dry
cleaning plant.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed PUD Amendment is not anticipated to adversely influence living conditions in the
neighborhood.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of peak volumes
or projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation
Element consistency review. Operational impacts will be addressed at the time of the first
development order (SDP or Plat). Additionally,
applicable concurrency management regulations when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed amendment will not affect drainage. Furthermore, the site is subject to the requirements
of Collier County and the South Florida Water Management District.
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9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The changes proposed by this PUD Amendment will not seriously reduce light or air to the adjacent
areas.
10. Whether the proposed change will adversely affect property values in the adjacent areas.
This is a subjective determination based upon anticipated results, which may be internal or external to
the subject property. Property valuation is affected by a host of factors including zoning; however,
zoning by itself may or may not affect values, since value determination is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
The proposed PUD amendment will not be a deterrent to the improvement or development of adjacent
properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasting with the public welfare.
The development complies with the GMP, which is a public policystatement supporting zoning actions when
they are consistent with the Comprehensive Plan. In light of this fact, the proposed Amendment does not
constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare
relationship because actions consistent with plans are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning.
The subject property can be used in accordance with existing zoning; however, the proposed use
cannot be achieved without amending the PUD.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
County.
The proposed PUD Amendment is not out of scale with the needs of the neighborhood or county.
15. Whether is it impossible to find other adequate sites in the County for the proposed use in
districts already permitting such use.
The petition was reviewed for compliance with the GMP and the LDC, and staff does not specifically
review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which would
be required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
Anydevelopment anticipated by the PUD Document would require site alteration, and this project will
undergo extensive evaluation relative to all federal, state, and local development regulations during
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the SDP and/or Platting processes, and again later as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County Growth Management Plan and
as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as
amended.
The development will have to meet all applicable criteria set forth in the LDC regarding Adequate
Public Facilities for and the project. It must be consistent with all applicable goals and objectives of
the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is
responsible for jurisdictional elements of the GMP as part of the rezoning process, and that staff has
concluded that no Level of Service will be adversely impacted.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of the public health, safety, and welfare.
To be determined by the BCC during its advertised public hearing.
NEIGHBORHOOD INFORMATION MEETING (NIM):
A NIM was scheduled for August 29, 2019, at the Cornerstone United Methodist Church at 8200
Immokalee Road. The meeting began at 5:30 p.m. but no one from the public attended. As such, there
is no NIM summary.
COUNTY ATTORNEY OFFICE REVIEW:
on September 23, 2019.
RECOMMENDATION:
Zoning and Land Development Review staff recommends that the CCPC forward this petition to the
Board of County Commissioners with a recommendation of approval.
Attachments:
Attachment A Proposed PUD Ordinance
Attachment B-Ordinance 17-45
Attachment C-Consistency Review Memorandum
Attachment D-Letter of No Increased Traffic Impact
Attachment E-Application
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Packet Pg. 2522 Attachment: Staff Report Logan Immok FNL 9-23-19(1) (10442 : PL20190001213 Logan/Immokalee CPUD)
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Packet Pg. 2523 Attachment: Staff Report Logan Immok FNL 9-23-19(1) (10442 : PL20190001213 Logan/Immokalee CPUD)
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Packet Pg. 2524 Attachment: Attachment A-Ordinance - 102319 (10442 : PL20190001213 Logan/Immokalee CPUD)
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Packet Pg. 2525 Attachment: Attachment A-Ordinance - 102319 (10442 : PL20190001213 Logan/Immokalee CPUD)
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Packet Pg. 2526 Attachment: Attachment B-Ordinance 2017-45 (10442 : PL20190001213 Logan/Immokalee CPUD)
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Packet Pg. 2535 Attachment: Attachment B-Ordinance 2017-45 (10442 : PL20190001213 Logan/Immokalee CPUD)
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Packet Pg. 2542 Attachment: Attachment B-Ordinance 2017-45 (10442 : PL20190001213 Logan/Immokalee CPUD)
17.A.3Packet Pg. 2543Attachment: Attachment B-Ordinance 2017-45 (10442 : PL20190001213 Logan/Immokalee CPUD)
17.A.3
Packet Pg. 2544 Attachment: Attachment B-Ordinance 2017-45 (10442 : PL20190001213 Logan/Immokalee CPUD)
‒ 1 ‒
Growth Management Department
Zoning Division
CONSISTENCY REVIEW MEMORANDUM
To: Nancy Gundlach, AICP, Principal Planner
Zoning Services Section
From: Corby Schmidt, AICP, Principal Planner
Comprehensive Planning Section, Zoning Division
Date: July 22, 2019
Subject: Future Land Use Element (FLUE) Consistency Review of Proposed Planned Unit
Development Amendment
PETITION NUMBER: PL20190001213 [REV 1]
PETITION NAME: Logan/Immokalee Commercial Planned Unit Development Amendment
(PUDA)
REQUEST: The petition requests the Logan/Immokalee Planned Unit Development (PUD) be
amended to revise the Permitted Uses list, allowing for dry cleaning businesses (plants) to be a
maximum of 2,500 sq. ft. floor area (now limited to 1,500 sq. ft.). This revision is the only change
requested.
LOCATION: The ±18.6 acre subject property comprising this commercial development is located
at the southeast corner of Immokalee Road and Logan Boulevard, in Section 28, Township 48
South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: The subject property is designated
Logan/Immokalee Road Commercial Infill Subdistrict, as identified on the Future Land Use Map in
the Future Land Use Element (FLUE) of the Growth Management Plan. This Subdistrict allows up
to 100,000 sq. ft. of gross leasable floor area, with specific floor area limits for certain businesses.
“Drycleaning plants (SIC 7216 non-industrial drycleaning only)” is one of the allowed uses in the
Subdistrict. The maximum provided by the Subdistrict is 45,000 sq. ft. of building area for each
use, while the 2,500 sq. ft. limit is found in PUD provisions; so, the requested sq. ft. floor area
remains consistent with the Subdistrict.
Relevant FLUE objectives and policies are stated below, followed by staff remarks.
FLUE Policy 5.6 requires new development to be compatible with, and complementary to,
surrounding land uses, as set forth in the Land Development Code. Comprehensive Planning staff
leaves this determination to the Zoning Services staff as part of their review of the petition in its
entirety.
The County recognizes Smart Growth policies and practices in its consideration of future land use
arrangements and choice-making options. FLUE Objective 7 and Policies 7.1 through 7.4 promote
Smart Growth policies for new development and redevelopment projects pertaining to access,
17.A.4
Packet Pg. 2545 Attachment: Attachment C-Consistency Review Memorandum.pdf 7-22-19 (10442 : PL20190001213 Logan/Immokalee CPUD)
‒ 2 ‒
interconnections, open space, and walkable communities. Given the nature of this petition and
the minor change proposed, staff is of the opinion that a re-evaluation of FLUE policies under
Objective 7 (pertaining to access, interconnections, walkability, etc.) is not necessary. These
policies were evaluated during staff’s consistency review of the original Logan/Immokalee Planned
Unit Development petition in 2017.
CONCLUSION:
Based upon the above analysis, this proposed PUDA may be deemed consistent with the FLUE.
cc: Ray Bellows, Zoning Manager, Zoning Services Section
David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
Michael Bosi, AICP, Director, Zoning Division
G: Comp\Consistency Reviews\2019
\\bcc.colliergov.net\data\GMD-LDS\CDES Planning Services\Consistency Reviews\2019\PUDA\PUDA-PL2019-1213 LoganImmok_R1 FNL.docx
17.A.4
Packet Pg. 2546 Attachment: Attachment C-Consistency Review Memorandum.pdf 7-22-19 (10442 : PL20190001213 Logan/Immokalee CPUD)
Stantec Consulting Services Inc.
5801 Pelican Bay Boulevard, Suite 300 Naples, Florida 34108-2709
June 21, 2019
File: 177311270
Attention: GMD – Transportation Review
2800 North Horseshoe Drive
Naples, FL 34104
To Whom it May Concern,
Reference: Letter of No Increased Traffic Impact - PL20190001213, Logan Immokalee CPUD (PUDA)
In accordance with the project parameters presented at the project pre-application meeting on May 29, 2019
this letter is being submitted to provide information related to the above cited application.
On December 12, 2017 Ordinance 17-45 was approved with a limitation of 449 net new PM Peak Hour 2-way
trips based on the accompanying Traffic Impact Statement which provided trip generation information for a
Shopping Center (LUC 820) with a maximum amount of 100,000 square feet (Logan/Immokalee GMPA
Amendment and CPUD Rezoning TIS, May 22, 2017 update).
This proposed amendment will allow for a minor increase in the allowable square footage for dry cleaners or
dry-cleaning plants from 1,500 square feet to 2,500 square feet while making no change to the maximum
allowable square footage of 100,000 square feet. Additionally, there will be no change in site access or trip
distribution as part of this amendment.
Individual uses such as a dry cleaner are not primary drivers within the site and as such the Trip generation
analysis would not change as a result of amending the PUD to allow for a maximum of 2,500 square feet for
dry cleaning operations. Therefore, this Letter of No Increased Traffic Impact is being provided as part of the
application for PUD Amendment.
Regards,
Stantec
Tim Hancock, AICP
Principal
Phone: 239-649-4040
tim.hancock@stantec.com
17.A.5
Packet Pg. 2547 Attachment: Attachment D-Letter of No Increased Traffic Impact (10442 : PL20190001213 Logan/Immokalee CPUD)
17.A.7
Packet Pg. 2548 Attachment: Letter of Support from Oakes Estates 8-22-19 (10442 : PL20190001213 Logan/Immokalee CPUD)
17.A.8
Packet Pg. 2549 Attachment: Legal Ad - Agenda ID 10442 (10442 : PL20190001213 Logan/Immokalee CPUD)
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
ADDRESSING CHECKLIST
Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division
at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by
Addressing personnel prior to pre-application meeting, please allow 3 days for processing.
Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE
PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section.
PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type)
BL (Blasting Permit)
BD (Boat Dock Extension)
Carnival/Circus Permit
CU (Conditional Use)
EXP (Excavation Permit)
FP (Final Plat
LLA (Lot Line Adjustment)
PNC (Project Name Change)
PPL (Plans & Plat Review)
PSP (Preliminary Subdivision Plat)
PUD Rezone
RZ (Standard Rezone)
SDP (Site Development Plan)
SDPA (SDP Amendment)
SDPI (Insubstantial Change to SDP)
SIP (Site Im provement Plan)
SIPI (Insubstantial Change to SIP)
SNR (Street Name Change)
SNC (Street Name Change – Unplatted)
TDR (Transfer of Development Rights)
VA (Variance)
VRP (Vegetation Removal Permit)
VRSFP (Vegetation Removal & Site Fill Permit)
OTHER
LEGAL DESCRIPT ION of subject property or properties (copy of lengthy description may be attached)
FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one)
STREET ADDRESS or ADDRESSES (as applicable, if already assigned)
PROPOSED STREET NAMES (if applicable)
SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only)
LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right-
of-way
PROPOSED PROJECT NAME (if applicable)
SDP - or AR or PL #
SURVEY (copy - needed only for unplatted properties)
CURRENT PROJECT NAME (if applicable)
Rev. 6/9/2017 Page 1 of 2
n
Please see attached Exhibit.
00194880000
2040 Logan Boulevard
Logan / Immokalee CPUD (Logan Landings)
NA
NA
PL20190001213
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
Please Return Approved Checklist By: Email Personally picked up
Applicant Name:
Signature on Addressing Checklist does not constitute Project and/or Street Name
approval and is subject to further review by the Operations Division.
FOR STAFF USE ONLY
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Approved by: Date:
Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
UPDATED OR NEW FORM SUBMITTED
Fax
Email/Fax:Phone:
Project or development names proposed for, or already appearing in, condominium documents (if application;
indicate whether proposed or existing)
Rev. 6/9/2017 Page 2 of 2
Logan Landings - Project name is existing.
n
Tim Hancock, AICP (Stantec)
239-649-4040 x6413 tim.hancock@stantec.com
REVIEWED BY
DRAWN BY
REVISED
DATE
DATE
DATE
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IMMOKALEE RDIMMOKALEE RD
LIVINGSTON RDLIVINGSTON RDVANDERBILT BEACH RDVANDERBILT BEACH RD
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5TH AVE NW5TH AVE NW
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7TH AVE NW7TH AVE NW
3RD AVE SW3RD AVE SW
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DANIELS RDDANIELS RD
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VIKING WAYVIKING WAY
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UPOLO LNUPOLO LNJULIET BLVDJULIET BLVDVV EE RR OO NNAALLNNNAVASSA LNNAVASSA LNDDIIAAMMOONNDDCCIIRR
Gulf of Mexico
COLLIERCOLLIER
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^^^
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MIAMI
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PROJECT LOCATIONSEC 28, TWP 48 S, RNG 26 E
EXHIBIT 2. PROJECT LOCATION MAP T.S.
S.J.
6/17/16
6/17/16LOGAN BOULEVARD / IMMOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT
Disclosure of Interest
Immokalee Road Associates, LLC
GL Commercial, LLC - 100% Ownership
G.L. Commercial, LLC
Itzhak Ezratti - 100% Ownership (directly or indirectly)
Stantec Consulting Services Inc.
5801 Pelican Bay Boulevard, Suite 300 Naples, Florida 34108-2709
June 21, 2019
File: 177311270
Attention: GMD – Transportation Review
2800 North Horseshoe Drive
Naples, FL 34104
To Whom it May Concern,
Reference: Letter of No Increased Traffic Impact - PL20190001213, Logan Immokalee CPUD (PUDA)
In accordance with the project parameters presented at the project pre-application meeting on May 29, 2019
this letter is being submitted to provide information related to the above cited application.
On December 12, 2017 Ordinance 17-45 was approved with a limitation of 449 net new PM Peak Hour 2-way
trips based on the accompanying Traffic Impact Statement which provided trip generation information for a
Shopping Center (LUC 820) with a maximum amount of 100,000 square feet (Logan/Immokalee GMPA
Amendment and CPUD Rezoning TIS, May 22, 2017 update).
This proposed amendment will allow for a minor increase in the allowable square footage for dry cleaners or
dry-cleaning plants from 1,500 square feet to 2,500 square feet while making no change to the maximum
allowable square footage of 100,000 square feet. Additionally, there will be no change in site access or trip
distribution as part of this amendment.
Individual uses such as a dry cleaner are not primary drivers within the site and as such the Trip generation
analysis would not change as a result of amending the PUD to allow for a maximum of 2,500 square feet for
dry cleaning operations. Therefore, this Letter of No Increased Traffic Impact is being provided as part of the
application for PUD Amendment.
Regards,
Stantec
Tim Hancock, AICP
Principal
Phone: 239-649-4040
tim.hancock@stantec.com
ORDINANCE NO. 17 - 4 5
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA
AMENDING ORDINANCE NUMBER 2004-41, AS
AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, BY AMENDING THE APPROPRIATE ZONING
ATLAS MAP OR MAPS BY CHANGING THE ZONING
CLASSIFICATION OF THE HEREIN DESCRIBED REAL
PROPERTY FROM A RURAL AGRICULTURAL (A)
ZONING DISTRICT TO A COMMERCIAL PLANNED
UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR
THE PROJECT TO BE KNOWN AS THE
LOGAN/IMMOKALEE CPUD, TO ALLOW A MAXIMUM
OF 100,000 SQUARE FEET OF GROSS LEASABLE
FLOOR AREA FOR SPECIFIC COMMERCIAL USES, FOR
PROPERTY LOCATED ON THE SOUTHEAST CORNER
OF IMMOKALEE ROAD AND LOGAN BOULEVARD, IN
SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, CONSISTING OF 18.6±
ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
WHEREAS, Immokalee Road Associates, LLC, represented by R. Bruce Anderson and
Tim Hancock, AICP, petitioned the Board of County Commissioners to change the zoning
classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 28,
Township 48 South, Range 26 East, Collier County, Florida, is changed from a Rural
Agricultural (A) Zoning District to a Commercial Planned Unit Development ( CPUD) Zoning
District for a 18.6+/- acre parcel to be known as Logan/Immokalee CPUD, in accordance with
17-CPS-01633/1375091/1]11/16/17
Logan/Immokalee CPUD
PL20160001089
Page 1
Exhibits A through F attached hereto and incorporated by reference herein. The appropriate
zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier
County Land Development Code, is/are hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. 2017- '/1b becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this ia.k2' day of 2017.
ATTEST: . BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK COLLIE' C O ' TY, FLORIDA
By: OL5 ,uJL/zc_- By: //.1111./
e ut Clerk Penny Tayl v airmanAttestastoChpy
signature only.
Approved as to form and legality:
Scott A. tone SA•S 11/J.koA7
Assistant County Attorney
Exhibit A: Permitted Uses
Exhibit B: Development Standards
Exhibit C: Master Plan This ordinance fjIPA with thr.
Exhibit D: Legal Description tory of tate s Off+c
Exhibit E: Requested Deviations from LDC day of
fA
hat
Exhibit F: Developer Commitments
and ied
this 1
om LDC dyt da
Exhibit G: Project Identification Sign Exhibit of
17-CPS-01633/1375091/1]11/16/17
Logan/lmmokalee CP UD
PL20160001089
Page 2
0
EXHIBIT A
FOR
THE LOGAN/IMMOKALEE COMMERCIAL PLANNED UNIT DEVELOPMENT
CPUD)
PERMITTED USES
The Logan/Immokalee Commercial Planned Unit Development (CPUD) totals
approximately 18.6 ± acres of property and is located within the
Logan/Immokalee Road Commercial Infill Subdistrict. A maximum of 100,000
square feet of gross leasable floor area for commercial uses limited to and derived
from the permitted and conditional uses of the C-3 zoning district may be allowed,
with a maximum of 45,000 square feet of building area for each use. The project
will be developed in accordance with the development standards outlined in
Exhibit B of the PUD.
A. Permitted Uses:
The maximum development intensity allowed is 100,000 square feet of gross leasable floor
area with a maximum of 45,000 square feet of building area for each use.
1 . Accounting, Auditing, and Bookkeeping services (SIC 8721),
2. Apparel & accessory stores (SIC 5611 -5699),
3. Auto and home supply stores (SIC 5531, except tire dealers, and tire, battery, and
accessory dealers-retail, and auto supply stores with service bays, lifts or other
facilities for installing such automotive parts. Any sales of home supplies must be
accessory and secondary to sales of auto supplies),
4. Banks, credit unions and trusts (SIC 6021 - 6062, limited to one (1) drive-through lane),
5. Barber shops (SIC 7241, except for barber schools),
6. Beauty shops (SIC 7231, except for beauty schools),
7. Computer and computer software stores (SIC 5734),
8. Dance studios, schools, and halls (SIC 7911 except dance halls and discotheques),
9. Drug stores (SIC 5912),
10. Drycleaning plants (SIC 7216 non-industrial drycleaning only, limited to
contemporary, environmentally-friendly or "green" cleaning methods and practices,
limited to a maximum of 1,500 square feet,
11. Eating places (SIC 5812, except dinner theaters, drive-in restaurants, industrial
feeding, contract feeding, food service, institutional, and theaters, dinner),
12. Food stores (SIC 5411 -5499, except Convenience food stores),
13. Hardware stores (SIC 5251),
14. Health services, offices and clinics (SIC 8011 -8049),
15. Home furniture and furnishings stores (SIC 5712-5719),
16. Home health care services (SIC 8082),
17. Household appliance stores (SIC 5722),
18. Insurance carriers, agents and brokers (SIC 6311-6399, 6411),
19. Medical equipment rental and leasing (SIC 7352),
20. Musical instrument stores (SIC 5736),
Page 1of14
Revision Date: November 17, 2017
Logan/ Immokalee CPDD, PL20160001089
21 . Paint stores (SIC 5231),
22. Personal services, miscellaneous (SIC 7299, limited to depilatory salons, hair removal,
tanning salons, massage parlors and other establishments which could not be
construed to be a "sexually oriented business" as defined in the Collier County
Sexually Oriented Businesses Location and Regulation Ordinance, and is part of an
establishment such as a day spa providing other legitimate personal services or
fitness facilities),
23. Photographic studios, portrait (SIC 7221),
24. Physical fitness facilities (SIC 7991),
25. Radio, television and consumer electronics stores (SIC 5731),
26. Real Estate agents and managers (SIC 6531),
27. Record and prerecorded tape stores (SIC 5735),
28. Retail nurseries, lawn and garden supply stores (SIC 5261),
29. Retail services - miscellaneous (SIC 5921, 5941 -5949, 5992, 5994- 5999, except
auction rooms, awning shops, building materials, fireworks, gravestones, hot tubs,
monuments, swimming pools, tombstones and whirlpool baths),
30. Security and commodity brokers, dealers, exchanges and services (SIC 6211, 6282),
31. Schools and Educational services (SIC 8299 only), and
32. Wallpaper stores (SIC 5231).
Any of the foregoing uses that are subject to a gross floor area limitation by the Collier
County Land Development Code (LDC) shall be permitted by right without the
maximum floor area limitation
Prohibited Uses:
Any use or structure permissible by right or as a conditional use or accessory use which is
not identified above.
No other commercial or professional use may be deemed to be comparable in nature
with the foregoing Logan/Immokalee CPUD list of permitted uses or with the purpose
and intent of the Logan/Immokalee Commercial Infill Subdistrict.
Sexually oriented businesses" as defined in the Collier County Sexually Oriented
Businesses Location and Regulation Ordinance, Ordinance 91-83, as amended.
B. PRESERVE (P)
No building, structure or part thereof, shall be erected, altered or used, or land
used, in whole or part, for other than the following subject to permitting:
1. Principal Use:
a. Preserve
2. Accessory Uses:
a. All accessory uses as permitted in LDC Section 3.05.07.H.1.h
b. Water Management as permitted in the LDC for Preserves
Page 2 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089 CP
Preserves may be supplemented with native plant materials to meet buffer requirements.
Supplemental plantings within preserves shall be in accordance with LDC section 3.05.07.
Page 3 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
EXHIBIT B
FOR
LOGAN/IMMOKALEE CPUD
DEVELOPMENT STANDARDS
Table I sets forth the development standards for land uses within the Logan/Immokalee
CPUD Tract.
1.If the parcel is served by a public or private right-of-way, the setback is
measured from the abutting right-of-way line.
2.If the parcel is served by an internal access way, the setback is measured
from the back of curb or edge of pavement.
TABLE
LOGAN/IMMOKALEE CPUD DEVELOPMENT STANDARDS
Requirements Principal Use/Structure
Minimum LotArea 1 0,000 square feet
Minimum Lot Width 100 feet
Maximum Lot Coverage None
Maximum Height 35 feet (zoned) 47 feet (actual)
Minimum Distance Between Buildings
15
feet1 31
Minimum Floor Area 700 square feet (ground floor)
Minimum PUD Building Setbacks
Minimum setback from Southern Property 300 feet (Principal and Accessory Uses)
Line adjacent to Saturnia Lakes
Minimum setback from all other 25 feet
perimeter property lines
Setbacks for Internal Property Lines
Minimum Front yard 15 feet
Minimum Rear yard 15 feet
Minimum Side yard 15 feet or 0 feet (3)
Minimum Side yard 25 feet (1)
Waterfront 0 foot setback to LME or retaining wall if
constructed at lake control elevation (2)
Accessory Setback 10 feet
Preserve 25 feet
Page 4 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
1) Lakesetbacks are measured from the control elevation established forthe
lake. However, no setback shall allow placement of structures within
the LME.
2) All L.M.E.'s shall be platted as separate tracts or shown as separate
tracts on the Site Development Plan (SDP), unless a retaining wall is
constructed at the lake control elevation.
3) The minimum separation may be 0 feet where two structures are built
under separate building permits but with abutting perimeter wall(s).
Page 5 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
EXHIBIT C
FOR
LOGAN/IMMOKALEE CPUD
MASTER CONCEPT PLAN (MCP)
1 page)
Page 6 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
00
Deviations: Zoning:Zoning:
Olde Cypress DRI RPUD
Deviation#1 - Q Land Use: Land Use:
Golf Course Single Family Residential
Deviation#2- Q2
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Agriculture with LDC sections 4.06.02 and 4.06.05.E.1.Supplemental
Land Use:
plantings with native plant materials shall be in accordance Saturnia
Misc. Agriculture
with LDC section 3.05.07.Lakes
Site Data: Open Space:
Site acreage: +/-18.6 acres Required: 30%of+/-18.6 acres=+/-5.58 acres
Buildings: 100,000 SF Provided:5.58 acres minimum
Lake: 2.39 acres(12.85%of site)* Preserve Area:
Preserve: 1.0 acres(5.4%of site)
Required: 15%of+/-13.29 acres=+/-1.99 acres
Does not include Water Feature Provided: 1.0 acres minimum*
The balance of the Preserve(+/-1.0 acre)will be provided for off-site in accordance with
the LDC Section 3.05.07.H.1.f.in effect as of the date of this application,January 3,2017.
LOGAN/IMMOKALEE COMMERCIAL CENTERCisStantecMASTERPLANGLCOMMERCIAL 6
EXHIBIT D
FOR
LOGAN/IMMOKALEE CPUD
LEGAL DESCRIPTION
A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER,
LYING IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, BEING A PORTION OF A
PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 4313 AT PAGE 2422 OF THE
PUBLIC RECORDS OF SAID COLLIER COUNTY AND FURTHER DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26
EAST; THENCE 589"58'22"E ALONG THE NORTH LINE OF SAID SECTION 28 ALSO BEING THE
NORTH RIGHT-OF-WAY LINE OF IMMOKALEE ROAD (150 FEET WIDE) FOR 390.37 FEET; THENCE
DEPARTING SAID NORTH SECTION LINE, SOUTH 00"01'38" WEST, A DISTANCE OF 166.85 FEET
TO AN INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY OF SAID IMMOKALEE ROAD AS
DESCRIBED IN ORDER OF TAKING, OFFICIAL RECORD 3888, PAGE 1611 OF THE PUBLIC
RECORDS OF COLLIER COUNTY, SAID POINT ALSO BEING THE POINT OF BEGINNING; THENCE
ALONG SAID SOUTHERLY RIGHT OF WAY, SOUTH 89"58'22" EAST, A DISTANCE OF 606.56 FEET
TO AN INTERSECTION WITH THE EAST LINE OF THE WEST 1/2 OF THE NORTHEAST 1/4 AND WEST
1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID
SECTION 28; THENCE CONTINUE ALONG SAID EAST LINE OF THE WEST 1/2 OF THE NORTHEAST
1/4 AND WEST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4
OF SAID SECTION 28, SOUTH 02"11'25" EAST, A DISTANCE OF 1,169.86 FEET TO AN
INTERSECTION WITH THE SOUTH LINE OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28; THENCE
CONTINUE ALONG SAID SOUTH LINE OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28, NORTH
89"58'00" WEST, A DISTANCE OF 660.43 FEET TO AN INTERSECTION WITH THE WEST LINE OF THE
EAST 1/2 OF THE NW 1/4 OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28. THENCE CONTINUE
ALONG SAID WEST LINE OF THE EAST 1/2 OF THE NW 1/4 OF THE NW 1/4 OF THE NW '/4 OF
SECTION 28, NORTH 02"11'07" WEST, A DISTANCE OF 285.D8 FEET; THENCE NORTH 87"49'20"
WEST, A DISTANCE OF 147.65 FEET TO A POINT ON A NON-TANGENTIAL CURVE, SAID POINT
BEING ON THE EASTERLY RIGHT OF WAY OF LOGAN BOULEVARD( RIGHT OF WAY WIDTH
VARIES); THENCE CONTINUE ALONG SAID EASTERLY RIGHT OF WAY THE FOLLOWING SIX
COURSES; COURSE ONE: NORTHERLY, 190.25 FEET ALONG THE ARC OF A CIRCULAR CURVE,
CONCAVE EASTERLY, HAVING A RADIUS OF 2,132.54 FEET, THROUGH A CENTRAL ANGLE OF
05"06'42" AND BEING SUBTENDED BY A CHORD THAT BEARS NORTH 12"16'34" EAST, 190.19
FEET TO A POINT OF REVERSE CURVATURE; COURSE TWO: THENCE NORTHERLY, 328.45 FEET
ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF
2,461.50 FEET, THROUGH A CENTRAL ANGLE OF 07'38'43" AND BEING SUBTENDED BY A
CHORD THAT BEARS NORTH 11"00'33" EAST, 328.20 FEET; COURSE THREE: THENCE NORTH
17"32'26" EAST, A DISTANCE OF 52.62 FEET; COURSE FOUR: THENCE NORTH 05"21'54" EAST, A
DISTANCE OF 53.61 FEET TO A POINT ON A NON-TANGENTIAL CURVE; COURSE FIVE: THENCE
NORTHERLY, 209.81 FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE WESTERLY,
HAVING A RADIUS OF 2,471 .50 FEET, THROUGH A CENTRAL ANGLE OF 04"51'50" AND BEING
SUBTENDED BY A CHORD THAT BEARS NORTH 02"18'18" EAST, 209. 74 FEET; COURSE SIX:
Page 7 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
THENCE NORTH 00"07'37" WEST, A DISTANCE OF 22.84 FEET; THENCE NORTH 45"37'16" EAST, A
DISTANCE OF 49.26 FEET TO THE POINT OF BEGINNING.
TOGETHER WITH DESCRIPTION (EASEMENT 1)
A PARCEL OF LAND LYING IN SECTIONS 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA AND BEING MORE PARTICUARLY DESCRIBED AS FOLLOWS:
COMMENCE ATTHE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26
EAST; THENCE RUN ALONG THE WEST LINE OF SAID SECTION, SOUTH 02"10'58 EAST, A
DISTANCE OF 964.50 FEET; THENCE DEPARTING SAID WEST SECTION LINE, NORTH 87"49'02"
EAST, A DISTANCE OF 203.41 FEET TO AN INTERSECTION WITH THE EASTERLY RIGHT OF WAY
OF LOGAN BOULEVARD (RIGHT OF WAY WIDTH VARIES) AND TO THE POINT OF BEGINNING;
THENCE SOUTH 87"49'20" EAST, A DISTANCE OF 126.91 FEET; THENCE SOUTH 02"11'07" EAST, A
DISTANCE OF 90.26 FEET; THENCE NORTH 87"49'20" WEST, ADISTANCE OF 147.65 FEET TO A
POINT ON A NON-TANGENTIAL CURVE AND TO THE EASTERLY RIGHT OF WAY OF SAID
LOGAN BOULEVARD; THENCE ALONG SAID EASTERLY RIGHT OF WAY, NORTHERLY, 91 .07
FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF
2,132.54 FEET, THROUGH A CENTRAL ANGLE OF 02"26'49"AND BEING SUBTENDED BY A
CHORD THAT BEARS NORTH 10"56'37" EAST, 91.06 FEET TO THE POINT OF BEGINNING.
PARCEL CONTAINS 12,385 SQUARE FEET OR 0.28 ACRES, MORE OR LESS .
TOGETHER WITH DESCRIPTION (EASEMENT 2)
A PARCEL OF LAND LYING IN SECTIONS 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA AND BEING MORE PARTICUARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26
EAST; THENCE RUN ALONG THE NORTH LINE OF SAID SECTION, SOUTH 89"58'22" EAST, A
DISTANCE OF 990.47 FEET; THENCE DEPARTING SAID NORTH SECTION LINE, SOUTH 02"11'25"E,
A DISTANCE OF 166.97 FEET TO AN INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY LINE
OF IMMOKALEE ROAD (150 FOOT RIGHT OF WAY) AND TO THE POINT OF BEGINNING;
THENCE SOUTH 02"11'25" EAST, A DISTANCE OF 150.00 FEET; THENCE NORTH 89"58'22" WEST,
A DISTANCE OF 90.00 FEET; THENCE NORTH 02"1 1'25" WEST, A DISTANCE OF 150.00 FEET TO
AN INTERSECTION WITH SAID SOUTHERLY RIGHT OF WAY LINE; THENCE ALONG SAID
SOUTHERLY RIGHT OF WAY LINE SOUTH 89"58'22" EAST, A DISTANCE OF 90.00 FEET TO THE
POINT OF BEGINNING.
PARCEL CONTAINS 13,490 SQUARE FEET OR 0.310 ACRES, MORE OR LESS.
TOGETHER WITH DESCRIPTION (EASEMENT 3)
A PARCEL OF LAND LYING IN SECTIONS 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA AND BEING MORE PARTICUARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHWEST CORNER OF THE NORTHWESTER QUARTER OF THE
NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE RUN
Page 8 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089 ONO
ALONG THE SOUTH LINE OF SAID QUARTER QUARTER SECTION, SOUTH 89°58'00" EAST, A
DISTANCE OF 879.64 FEET TO THE POINT OF BEGINNING; THENCE DEPARTING SAID SOUTH
LINE OF SAID QUARTER QUARTER, NORTH 43'55'18" EAST, A DISTANCE OF 153.91 FEET;
THENCE SOUTH 02"11'25" EAST, A DISTANCE OF 111 .00 FEET TO AN INTERSECTION WITH SAID
SOUTH LINE OF SAID QUARTER QUARTER; THENCE ALONG SAID SOUTH LINE, NORTH 89"58'00"
WEST, A DISTANCE OF 1 1 1.00 FEET TO THE POINT OF BEGINNING.
PARCEL CONTAINS 6,156 SQUARE FEET OR 0.14 ACRES, MORE OR LESS.
OVERALL PARCEL CONTAINS 18.64 ACRES, MORE OR LESS.
Page 9 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
0
EXHIBIT E
FOR
LOGAN/IMMOKALEE CPUD
LIST OF DEVIATIONS
1 . Deviation #1 seeks relief from LDC Section 5.06.04.F.1 .c., "On-premise signs,"
which permits a maximum sign area of 80 s.f., to allow for a maximum sign
area of 160 s.f. (please see illustration on Exhibit G). The copy area will
contain only the project name (to be determined) with no tenant
information allowed.
2. Deviation #2 seeks relief from LDC Section 5.06.04.F.2.b., "Outparcel signs,"
which permits a single ground sign for outparcels having a frontage of 150
feet or more, not to exceed 60 square feet to permit a single ground sign up
to eight feet in height and 60 square feet for each of the buildings identified
on the MCP as Buildings 1, 2, 3 and 4, regardless of whether each building
lies on a separate, platted outparcel.
3. Deviation #3 seeks relief from LDC Section 4.06.02.C.4.a., "Buffer
Requirements," which requires trees to be spaced no more than 30 feet on
center in the landscape buffer abutting the right-of-way or primary access
road internal to a development, to exceed the maximum spacing
requirement to permit the clustering of the required trees within the
perimeter landscape buffer between Buildings 2 and 3, provided that
spacing shall be no greater than 60' between required trees or clusters of
trees. While this deviation allows clustering, the minimum number of LDC
required trees in the subject buffer shall not be reduced.
Page 10 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
0
EXHIBIT F
FOR
LOGAN/IMMOKALEE CPUD
LIST OF DEVELOPER COMMITMENTS
1 . TRAFFIC
A. The project shall not exceed a maximum of 449 net new PM Peak Hour 2-way trips, as
based on the use codes in the ITE manual trip generation rates in effect at the time
of application for SDP approval or subdivision plat approval.
2. ENVIRONMENTAL
A. The minimum preserve area required by the Land Development Code is 1 .99
Acres (±13.29 acres x 15% = ±1 .99 acres). A minimum preserve area of 1 . 0 Acre
will be provided on-site as shown on the MCP and the balance of the Preserve
1.0 acre) will be provided for off-site in accordance with LDC Section
3.05.07.H.1.f. in effect as of the date of this application, Jan. 3, 2017.
B. A management plan for Florida black bear shall be submitted for review and
approval at time of final plat or SDP for the project, whichever is applicable.
3. PUBLIC UTILITIES
A. Owner shall provide a 15' Collier County Utility Easement (CUE), at no cost to the
County, free and clear of all liens and encumbrances, along the western boundary
of the property within 90 days of the request by the County,when and if the County
installs a force main in the future along the east side of Logan Boulevard. Any
landscaping placed within the CUE shall be removed by the County but must be
replaced (as required) at the owner's expense, in accordance with the Collier
County Utilities Standards and Procedures (Ord. 2004-31).
4. PROJECT DESIGN ELEMENTS
The project design as shown on the MCP shall incorporate the following design elements
to enhance the appearance and quality of the project:
A. In addition to LDC code requirements, a minimum of an additional 1,500 square
feet of Building Foundation Planting shall be provided.
B. In addition to LDC code requirements, a minimum of an additional 9,500 square
feet of Special Paving Area shall be provided.
Page 11 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
C. In addition to LDC code requirements, a minimum of an additional 800 square feet
of Landscaping shall be provided in the Vehicular Use Area.
D. In addition to LDC code requirements, a minimum of an additional 19,000 square
feet of Green Space, including the water feature near the intersection of Logan
Boulevard and Immokalee Road, shall be provided in the Vehicular Use Area.
E. A minimum of one Native Live Oak or Holly tree, 10 feet in height at the time of
planting, for each 22 linear feet, totaling a minimum of 29 trees between the
vehicular use area and north side of the lake.
F.Specialty lighting (similar to outdoor string lights) will be utilized in the plaza area
between the Retail A building and the Grocery building.
G. Overall design will be architecturally unified and will apply to buildings, signage
and site lighting.
H. Monument and Directory Signs adjacent to Logan Boulevard shall be limited to 15
feet maximum in height.
I. No amplified sound shall be directed to the east or south property lines.
J.Parking Lot lighting shall use LED flat-panel full cut-off fixtures to avoid light spill
onto adjacent properties and reduce the potential impacts of site lighting.
5. MONITORING REPORT
Immokalee Road Associates LLC (hereinafter the Managing Entity) shall be responsible for
CPUD monitoring until close-out of the CPUD, and this entity shall also be responsible for
satisfying all CPUD commitments until close-out of the CPUD.
Should the Managing Entity desire to transfer the monitoring and commitments to a
successor entity, then it must provide a copy of a legally binding document that needs to
be approved for legal sufficiency by the County Attorney. After such approval, the
Managing Entity will be released of its obligations upon written approval of the transfer by
County staff, and the successor entity shall become the Managing Entity.
Should the Owner and Developer sell off tracts, the Managing Entity shall provide written
notice to County that includes an acknowledgement of the commitments required by the
CPUD by the new owner and the new owner's agreement to comply with the Commitments
through the Managing Entity, but the Managing Entity shall not be relieved of its
responsibility under this Section. When the CPUD is closed-out, then the Managing Entity is
no longer responsible for the monitoring and fulfillment of CPUD commitments.
6. MISCELLANEOUS
Issuance of a development permit by a county does not in any way create any rights on
Page 12 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
the part of the applicant to obtain a permit from a state or federal agency and does not
create any liability on the part of the county for issuance of the permit if the applicant fails
to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency
or undertakes actions that result in a violation of state or federal law. All other applicable
state or federal permits must be obtained before commencement of the development.
Page 13 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL201600010890
EXHIBIT G
FOR
LOGAN/IMMOKALEE CPUD
PROJECT IDENTIFICATION SIGN EXHIBIT
Page 14 of 14
Revision Date: November 17, 2017
Logan/ Immokalee CPUD, PL20160001089
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FLORIDA DEPARTMENT Of STATE
RICK SCOTT KEN DETZNER
Governor Secretary of State
December 14, 2017
Honorable Dwight E. Brock
Clerk of the Circuit Court
Collier County
Post Office Box 413044
Naples, Florida 34101-3044
Attention: Ann Jennejohn
Dear Mr. Brock:
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 17-45, which was filed in this office on December 14,
2017.
Sincerely,
Ernest L. Reddick
Program Administrator
ELR/lb
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270
www.dos.state.fl.us
Page 1 of 14
Revision Date: November 17, 2017
Logan / Immokalee CPUD, PL20160001089
EXHIBIT A
FOR
THE LOGAN/IMMOKALEE COMMERCIAL PLANNED UNIT DEVELOPMENT
(CPUD)
PERMITTED USES
The Logan/Immokalee Commercial Planned Unit Development (CPUD) totals
approximately 18.6 ± acres of property and is located within the
Logan/Immokalee Road Commercial Infill Subdistrict. A maximum of 100,000
square feet of gross leasable floor area for commercial uses limited to and derived
from the permitted and conditional uses of the C-3 zoning district may be allowed,
with a maximum of 45,000 square feet of building area for each use. The project
will be developed in accordance with the development standards outlined in
Exhibit B of the PUD.
A. Permitted Uses:
The maximum development intensity allowed is 100,000 square feet of gross leasable floor
area with a maximum of 45,000 square feet of building area for each use.
1. Accounting, Auditing, and Bookkeeping services (SIC 8721),
2. Apparel & accessory stores (SIC 5611 – 5699),
3. Auto and home supply stores (SIC 5531, except tire dealers, and tire, battery, and
accessory dealers – retail, and auto supply stores with service bays, lifts or other
facilities for installing such automotive parts. Any sales of home supplies must be
accessory and secondary to sales of auto supplies),
4. Banks, credit unions and trusts (SIC 6021 – 6062, limited to one (1) drive-through lane),
5. Barber shops (SIC 7241, except for barber schools),
6. Beauty shops (SIC 7231, except for beauty schools),
7. Computer and computer software stores (SIC 5734),
8. Dance studios, schools, and halls (SIC 7911 except dance halls and discotheques),
9. Drug stores (SIC 5912),
10. Dry cleaning plants (SIC 7216 non-industrial dry cleaning only, limited to
contemporary, environmentally-friendly or “green” cleaning methods and practices,
limited to a maximum of 1,500 2,500 square feet,
11. Eating places (SIC 5812, except dinner theaters, drive-in restaurants, industrial
feeding, contract feeding, food service, institutional, and theaters, dinner),
12. Food stores (SIC 5411 – 5499, except Convenience food stores),
13. Hardware stores (SIC 5251),
14. Health services, offices and clinics (SIC 8011 ‒ 8049),
15. Home furniture and furnishings stores (SIC 5712 – 5719),
16. Home health care services (SIC 8082),
17. Household appliance stores (SIC 5722),
18. Insurance carriers, agents and brokers (SIC 6311—6399, 6411),
19. Medical equipment rental and leasing (SIC 7352),
20. Musical instrument stores (SIC 5736),
Dear Property Owner:
Please be advised that the sender, on behalf of the property owner, Immokalee Road
Associates, LLC, has filed an application to amend Ordinance 17-45 the Logan Immokalee
CPUD, more commonly known as Logan Landings and is located at the southeast corner of
Immokalee Road and Logan Boulevard.
This application proposes to increase the allowable maximum square footage for a dry cleaner
from 1,500 square feet to 2,500 square feet. All other permitted uses as well as the maximum
square footage for the total project will remain unchanged.
In compliance with the Land Development Code, and in order to provide you an opportunity to
become fully aware of our request to amend the CPUD document as indicated above and to
give you an opportunity to influence the form of development intended, we are holding a
Neighborhood Information Meeting. The meeting will be held on Thursday, August 29, 2019
beginning at 5:30pm at Cornerstone United Methodist Church, 8200 Immokalee Road, Naples,
Florida, approximately .9 miles east of the project site.
At this meeting the proposed change to the Commercial PUD document will be presented, and
we will make every effort to answer any questions you may have. Please do not hesitate to
contact me at (239) 649-4040 or via e-mail at tim.hancock@stantec.com if you have any questions
regarding the meeting or the proposed project.
Sincerely yours,
Tim Hancock, AICP
Stantec Consulting Services, Inc.
5801 Pelican Bay Blvd., Suite 300
Naples, FL 34108
PL –20190001213
August 29, 2019
Logan Immokalee CPUD
PUD Amendment
Background
Commercial Planned Unit Development (PUD) Approved on
December 12, 2017
•Maximum of 100,000 square feet total
•No single use to exceed 45,000 square feet
•Retail and Service Uses, some with limitations
Current Status
•Started construction in 2018
•77,002 square feet constructed
•60% of the tenants are open for business
•30% are under construction and should be open in the next 2
months
•7% in permitting
•3% unleased (2,417 sq. ft.)
Proposed Change
CPUD Currently allows for Drycleaning Plants as follows:
Drycleaning plants (SIC 7216) non-industrial drycleaning only, limited to
contemporary, environmentally-friendly of “green” cleaning methods and
practices, limited to 1,500 square feet
Proposed Change is as follows:
Drycleaning plants (SIC 7216) non-industrial drycleaning only, limited to
contemporary, environmentally-friendly of “green” cleaning methods and
practices, limited to 1,500 2,500 square feet
No other changes are proposed
Logan Landings
Questions?