Growth Management Department
Zoning Division
Comprehensive Planning Section
MEMORANDUM
To:
Eric Johnson, AICP, CFM, Principal Planner
Zoning Services Section, Zoning Division
From:
Sue Faulkner, Principal Planner
Zoning Division, Comprehensive Planning Section
Date:
November 30, 2016
Subject:
Future Land Use Element (FLUE) Consistency Review
APPLICATION NUMBER: PUDA-20150001776 Rev: 2
APPLICATION NAME: Addie’s Corner MPUD
REQUEST: According to the application (Submittal 2), the petition requests an amendment to the
Addie’s Corner Mixed Use Planned Unit Development (MPUD) to add an optional development plan
(“Addie’s Corner MPUD Exhibit C-1 Master Plan Residential/Commercial Option”) that would permit
up to 350 multi-family residential dwelling units (DU’s) and up to 75,000 square feet of commercial
development. This proposed development plan would be an option to the currently approved MPUD
(Ordinance #2011-08), which permits “up to 135,000 square feet of commercial development, and/or a
retirement community/group housing at a Floor Area Ratio (FAR) of 0.60, and/or a hotel/motel at an
intensity of 26 units per acre for the ±23.33 acre parcel.”
This second submittal of this petition requests 4 additional deviations be added to “List of Requested
Deviations from the LDC.” The proposed deviations address setbacks for signage, parking spaces,
dumpsters and recycling, and Right-Of-Way width for local streets.
The proposed PUD amendment also removed the language referencing the minimum number of preserve
area acres required in “VI Tract B: Permitted Preserve Area Uses.” The updated Exhibit ‘C’ Master
Plan showed a reduction of preserve acres from 8.85 to 3.48 acres.
LOCATION: The subject property is located on the north side of Immokalee Road (CR 846) and the
Cocohatchee Canal, approximately 600 feet west of Plateau Road (northern extension of Collier Blvd.),
in Section 22, Township 48 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: The subject property, containing approximately
±23.33 acres, inclusive of ±1.50 acres conveyed to Collier County for future Right-of-Way (ROW), is
designated Urban, Urban Commercial District, Mixed-Use Activity Center Subdistrict (#3), as depicted
2800 North Horseshoe Drive · Naples, FL 34104, 239-252-2400
Page - 1 - of 4
on the Future Land Use Map of the Growth Management Plan. According to the Future Land Use
Element (FLUE), “the Mixed-Use Activity Center (MUAC) concept is designed to concentrate almost
all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid
strip and disorganized patterns of commercial development, and to create focal points within the
community. Mixed-Use Activity Centers are intended to be mixed-use in character. Further, they are
generally intended to be developed at a human scale, to be pedestrian-oriented, and to be interconnected
with abutting projects – whether commercial or residential. Street, pedestrian pathway and bike lane
interconnections with abutting properties, where possible and practicable, are encouraged.”
Mixed-Use Activity Centers are intended to accommodate a variety of residential and non-residential
uses, including commercial development such as the uses approved with this Mixed Use Planned Unit
Development (MPUD). Eligible land uses within the Mixed Use Activity Center include the full array
of commercial uses, residential uses, institutional uses, and hotel/motel uses at a density consistent with
the Land Development Code. Addie’s Corner MPUD is entirely located within the Activity Center #3.
The Future Land Use Element MUAC factors (for commercial use) were reviewed by Comprehensive
Planning staff at the time of the original PUD rezone submission in 2010. Since this PUD amendment
petition is simply adding an optional development plan for residential use with decreased square footage
of commercial (75,000 sq. ft. instead of the previously approved 135,000 sq. ft.), this consistency review
analysis does not need to re-consider the factors that were previously analyzed with the original Addie’s
Corner PUD (Ordinance #2011-08) petition.
The MUAC also provides that: “Mixed-use developments ‒ whether consisting of residential units
located above commercial uses, in an attached building, or in a freestanding building ‒ are allowed and
encouraged within Mixed Use Activity Centers. Density for such a project is calculated based upon the
gross project acreage within the Activity Center. If such a project is located within the boundaries of a
Mixed Use Activity Center which is not within the Urban Residential Fringe Subdistrict and is not within
the Coastal High Hazard Area, the eligible density is sixteen dwelling units per acre.” The petition is
requesting 350 multi-family dwelling units. The table below shows the calculations for FLUE density
eligibility. Line 1 is based on acreage that is inclusive of the +1.50 total acres of ROW conveyed to
Collier County and no longer owned by petitioner. Line 2 is based on acreage that is exclusive of the
+1.50 total acres of ROW conveyed to Collier County and no longer owned by petitioner.
Table: FLUE Eligible Density with and without ROW
Eligible
Total Eligible
Acres
Density
Density
FLUM Designation
+/Units/Acre
Units/Acre
Mixed Use Activity Center
Subdistrict with ±1.50 acres of
ROW conveyed
23.33
16
16
Mixed Use Activity Center
Subdistrict without ±1.50 acres
of ROW conveyed
21.83
16
16
Eligible Total
Dwelling Units
373.28 = 373
349.28 = 349
Collier County currently owns +1.50 acres of the ROW within the PUD boundary described in the
petition and it appears this acreage was used by the petitioner in the density calculations as shown in the
petition’s “Evaluation Criteria” on page 2 of 3, using the ±23.33 acres for the density calculation. It is
2800 North Horseshoe Drive · Naples, FL 34104, 239-252-2400
Page 2 of 4
suggested that either Collier County needs to be a party to the petition to allow the total PUD acreage to
be utilized for the density calculation, or the total number of dwelling units being requested needs to be
revised to reflect the acreage as ±21.83 acres in the Mixed Use Activity Center Subdistrict with the
eligible number of dwelling units as 349. The determination whether the County needs to be a party to
this petition in order to use the County’s property acreage in density calculations is deferred to Zoning
Services staff and the County Attorney’s Office.
Select FLUE Policies are given below, followed with [bracketed staff analysis].
FLUE Policy 5.4
“New developments shall be compatible with, and complementary to, the surrounding land uses, as set
forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October
18, 2004, as amended).” [It is the responsibility of the Zoning and Land Development Review staff,
as part of their review of the petition in its entirety, to perform the compatibility analysis. Note
that the Mixed-Use Activity Centers are to be developed on a human-scale with a pedestrianorientation.]
FLUE Objective 7
“In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The Community
Character Plan for Collier County, Florida, promote smart growth policies, reduce greenhouse gas
emissions, and adhere to the existing development character of Collier County, the following policies
shall be implemented for new development and redevelopment projects, where applicable.”
FLUE 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.” [Addie’s Corner Exhibit ‘C’ MPUD Master
Plan indicates one (1) direct access connecting the subject property with Immokalee Road to the
south, identified as a principal arterial roadway in the Transportation Element of the Growth
Management Plan. This access enables the project to be consistent with Policy 7.1.]
FLUE 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.” [Addie’s
Corner – Exhibit ‘C’ MPUD Master Plan shows two internal accesses – one from the
residential/group housing (Tract ‘C’) and one from the commercial (Tract ‘A’) development. Both
of these internal accesses connect to the development’s internal drive that will run from the
southwestern boundary of the subject site and Immokalee Road and continue along the
western/northern boundary of Tract ‘A’. These internal accesses will allow Addie’s Corner
residents to travel to the MPUD’s commercial tract without having to utilize nearby collector and
arterial roads. These accesses enable the project to be consistent with Policy 7.2.]
FLUE 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. [Addie’s Corner MPUD Exhibit ‘C’ - Master Plan indicates a future
shared access interconnection with Tree Farm Mixed Use Planned Unit Development (MPUD),
2800 North Horseshoe Drive · Naples, FL 34104, 239-252-2400
Page 3 of 4
located to the east, and a potential shared access interconnection to the west with Esplanade Golf
and Country Club of Naples RPUD, formerly known as Mirasol PUD. These interconnections are
described in ‘Development Commitments Specific to the Project’ - #2 in Exhibit ‘F’. As shown on
the existing Exhibit ‘C’ Master Plan, the Tract ‘B’ Preserve and the Water Management Area on
the northern portion of the site precludes interconnection to the north. Since the PUD to the north
is the same as to the west of Addie’s Corner, and staff is recommending an interconnection to the
west, staff is of the opinion that it is not necessary to include a second interconnection to the north
to Esplanade Golf and Country Club of Naples RPUD.]
FLUE 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.” [Common
open spaces are shown on Addie’s Corner Exhibit ‘C’ - MPUD Master Plan with the Tract ‘B’
Preserve Area and the Amenity Area. Civic uses are allowed per Exhibit ‘A’, List of Permitted
Uses, item no. 23. Exhibit F: ‘Development Commitments Specific to the Project’ #4 agrees to
provide at no cost to the County a 12 foot multi-use pathway along the north side of the future
location of the Cocohatchee Canal within property owned by Collier County, which shall connect
to the pathway to the west. No sidewalk deviations were requested, therefore, the PUD is subject
to LDC requirements for sidewalks.]
Planning Considerations:
Review of PUD Documents
1. The application that was uploaded into CityView on 10-31-16 is identical to the application for
the first submittal and continues to reference 350 DUs (instead of 349) in ‘Exhibit 3: Evaluation
Criteria, Narrative Statement Describing Request’. The newly submitted Exhibit ‘C’ Master Plan
states there will be a maximum of 349 DUs (which is the number Comprehensive Planning would
concur). These documents should be consistent and say a maximum of 349 DUs. Please revise
these documents to be consistent in what is being requested.
2. Exhibit 3: Evaluation Criteria references “options and an optional conceptual Master Plan.” This
was terminology that was used with the first submittal when there were two master plans. This
needs to be corrected.
CONCLUSION
Based upon the above analysis, staff concludes the proposed Planned Unit Development
Amendment may be deemed consistent with the Future Land Use Element (FLUE) IF the County
becomes a party to this petition, OR Zoning Services staff and/or County Attorney’s Office
determines total PUD acreage can be used to calculate density without Collier County being a
party to the petition, OR the total number of DU’s are reduced to 349.
PETITION ON CITYVIEW
cc:
Michael Bosi, AICP, Director, Zoning Division
David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
Raymond Bellows, Planning Manager, Zoning Services Section
PUDA-PL2015-1776 Addie's Corner MPUD R2revised.docx
2800 North Horseshoe Drive · Naples, FL 34104, 239-252-2400
Page 4 of 4