Stock Development’s Proposed One Naples Approval Progress Updates

The following letters are the latest updates from the County Planners reviewing Stock Development’s petitions to amend the Growth Plan Amendment and Rezone.

Growth Management Department Zoning Division

PETITION NUMBER: PL20190000697 [REV: 4]

PETITION NAME: One Naples Planned Unit Development (PUD) Rezone

REQUEST: The request has substantively changed from its previous proposal, now with lesser residential density and lower commercial intensity. The current proposal is to rezone property from the C-3, Commercial Intermediate zoning district to a Mixed Use Planned Unit Development (MPUD) to allow development of up to 172 multi-family residential or hotel units, a private 99 wet-slip marina and ships store, and, up to 10,000 sq. ft. of commercial space.

A companion petition [PL20190000696/CPSS-2019-10] currently seeks to establish a new mixed- use Subdistrict in the Future Land Use Element (FLUE) and on the Future Land Use Map (FLUM) and map series for the subject property.

LOCATION: The two-part subject site, consisting of ±5.42 acres (±4.64 ac. net), comprises a portion of the block located immediately north of the County’s Vanderbilt Beach Parking Garage, generally bounded on the south by Vanderbilt Beach Road (CR 862), Gulf Shore Drive on the west, and by South Bay Drive on the north and east, in Section 32, Township 48 South, Range 25 East. This part of the site also comprises all of Gulf Shore Court, an unnamed alley, and a westerly segment of Center Street. The second part of the subject site comprises a portion of mid-block waterfront [Vanderbilt Lagoon] lots located on the north side of South Bay Drive.

COMPREHENSIVE PLANNING COMMENTS:

The FLUE’s Urban Mixed Use District permits water-dependent and water-related land uses within the coastal region of this District. Mixed-use sites of water-dependent and water-related uses and other recreational uses may include water-related parks, marinas (public or private), yacht clubs, and related accessory and recreational uses, such as boat storage, launching facilities, fueling facilities, and restaurants. Any development that includes a water-dependent and/or water-related land use shall be encouraged to use the Planned Unit Development technique and other innovative approaches so as to conserve environmentally sensitive areas and to assure

‒1‒
PL20190000697, One Naples ::: PUDZ Consistency Review

compatibility with surrounding land uses. The County’s Land Development Code allows for marinas as permitted uses in the Commercial (C-3) and Commercial (C-4) Districts. The County’s Manatee Protection Plan (NR-SP-93-01) May 1995 restricts the location of marinas and may limit the number of wet slips, the construction of dry storage facilities, and boat ramps, based upon the Plan’s marina siting criteria.

The One Naples MPUD rezone property is contingent, in part, upon approval of the companion Growth Management Plan amendment (GMPA) petition PL20190000696/CPSS-2019-10. That GMPA will establish the Vanderbilt Beach Road Mixed Use Subdistrict. The Future Land Use Element (FLUE) states the following: “The Urban Mixed Use District is intended to accommodate a variety of residential and non-residential land uses, including mixed-use developments such as Planned Unit Developments.”

FLUE Policy 5.3 states, “All rezonings must be consistent with this Growth Management Plan.” This request for the rezone to the MPUD zoning district is not consistent with the GMP Urban Residential Subdistrict in which it is located.

The Urban Residential Subdistrict provides for a “maximum eligible residential density shall be determined through the Density Rating System but shall not exceed 16 dwelling units per acre except in accordance with the Transfer of Development Right Section of the Land Development Code.” The proposed MPUD requests a density of approximately 32 units per acre and does not propose the use of Transfer of Development Rights. This creates an inconsistency with the Growth Management Plan; therefore necessitating the companion Growth Management Plan amendment (GMPA) petition PL20190000696/CPSS-2019-10 to create Vanderbilt Beach Road Mixed-Use Subdistrict to ensure the MPUD is consistent with the Growth Management Plan.

CCME Policy 12.2.5 of the Conservation and Coastal Management Element (CCME) defines the Coastal High Hazard Area (CHHA). “The County shall consider the CHHA as a geographical area lying below the elevation of the Category 1 storm surge line as presently defined in the 2011 Southwest Florida Regional Planning Council’s Hurricane Evacuation Study, or subsequently authorized storm surge or evacuation planning studies coordinated by the Collier County Bureau of Emergency Services and approved by the Board of County Commissioners.” The CHHA Overlay in the FLUE states, in part, “The CHHA boundary is generally depicted on the Future Land Use Map and is more precisely shown in the Future Land Use Map series; all lands lying seaward of that boundary are within the CHHA. The Capital Improvement Element and Conservation and Coastal Management Element both contain policies pertaining to the expenditure of public funds for public facilities within the CHHA.”

FLUE Policy 5.6 requires new developments to be compatible with the surrounding land area. Comprehensive Planning leaves this determination to the Zoning Services staff as part of their review of the petition in its entirety.

FLUE Objective 7 and Policies 7.1 through 7.4 promote Smart Growth policies for new development and redevelopment projects pertaining to access, interconnections, open space, and walkable communities. Each policy is followed by preliminary and partial review staff observations and comments [in italicized text].

‒2‒
PL20190000697, One Naples ::: PUDZ Consistency Review

Objective 7:

Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing development character of Collier County, where applicable, and as follows:

Policy 7.1:

The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. [The One Naples Master Concept Plan (Exhibit C-1, updated to 3/26/20), depicts a subject property that fronts Vanderbilt Beach Road (CR862) classified as a major arterial road, Gulf Shore Drive, and South Bay Drive. The One Naples ROW Landscape Exhibit (Exhibit G, updated to 3/27/20), also depicts the main tract with its primary connection to Vanderbilt Beach Road, and secondary connection to South Bay Drive.]

Policy 7.2:

The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. [The accesses to Vanderbilt Beach Road and South Bay Drive described above are supplemented by access via Center Street. The project site is too small to provide internal accesses or loop roads.]

Policy 7.3:

All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [The Concept Plan depicts existing roadways that maintain their connection to other local roads. It also depicts portions of other streets and alleys that are to be vacated as part of the project. The subject property comprises a length of Center Street, which is an unclassified urban street. The site abuts streets on most sides and developed residential and commercial uses on the remaining sides. There appears to be no opportunity for interconnecting to those developed parcels.]

Policy 7.4:

The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [With respect to how this development responds to the County’s plans in providing a walkable community generally, submittal document One Naples ROW, Mobility and Landscape Enhancement Plan, Sidewalk Exhibit (exhibit G, updated to 1/14/2020), depict sidewalks along the entire perimeter on the near side of by Vanderbilt Beach Road (CR 862), Gulf Shore Drive on the west, and by South Bay Drive. New sidewalks are depicted on the far side of South Bay Drive, and on the south side of Center Street, in front of new multi-family buildings there. Walkways internal to the site are also depicted.

‒3‒
PL20190000697, One Naples ::: PUDZ Consistency Review

With respect to how this development provides a blend of densities and a range of housing prices and types, submittal documents allow only one type of dwelling unit: multi-family residential units.

With respect to how this development provides common open space, the Concept Plan depicts pools, fountains, a marina, with pier-side and pool-side seating areas as common open space.

With respect to how this development provides civic facilities, materials allow, community amenities and recreational uses that sometimes function as civic facilities, e.g. polling place.]

CLOSING REMARKS:

Based upon the above analysis, this proposed PUDZ may not be deemed consistent with the FLUE [except for the marina under provisions of the County’s Manatee Protection Plan].

However, the petition may be deemed consistent if and when the the companion GMP amendment petition (PL20190000696/CPSS-2019-10) is adopted and goes into effect. The PUD Ordinance needs to provide for the effective date consistent with the effective date of the companion GMP amendment petition.

cc: Ray Bellows, Zoning Manager, Zoning Services Section
Anita Jenkins, AICP, Interim Planning & Zoning Director, Zoning Division G: Comp\Consistency Reviews\2020

‒4‒
PL20190000697, One Naples ::: PUDZ Consistency Review

---

---

---