County Staff Recommending Approval of Most Ave Maria Changes Sought by Developers
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Published on Wednesday, 20 August 2014 23:23
Collier County planning staff is recommending approval of most – but not all – of a number of land-use changes being sought by developers in the town of Ave Maria. The main proposal not endorsed by the planning staff is one that would reduce the number of sidewalks and trails in the town.
The developers are seeking changes in two main areas, one that redesignates where commercial and some residential development will occur in Ave Maria, allows for some higher-density "zero lot line" residential construction, and eliminates a requirement for sidewalks on both sides of the street; and the other asking to rescind the "Development of Regional Impact (DRI) – one of two main documents stipulating how and where development occurs in town. The main effect of the rescinding of the DRI would be the lifting of all requirements for affordable housing in the town, a move that the planning staff supports.
The staff report that is being forwarded to the Planning Board for consideration at a Sept. 4 meeting recommends approving:
- Zoning changes permitting higher-density residential housing and additional light-industrial space;
- Change land designations to put 155 acres more of commercial land along Oil Well Rd. near Arthrex, while converting 147 acres of land by Camp Keais Rd. and at the Park of Commerce that is currently designated for commercial development to residential.
Staff said that they do not support the developers' petition to change the planned network of pedestrian walkways to eliminate many 12-foot trails and no longer require sidewalks on both sides of the street. The reports says they met numerous times with the developers' agent to "try to come to an agreement regarding the sidewalk and the 12 foot wide trail provision changes," and that the staff cannot support those changes. The report says they found the proposal too general, "possibly resulting in hodge-podge sidewalks" and takes issue with the developers' statement that sidewalks on both sides would be eliminated "unless otherwise impracticable due to limiting constraints."
"Who decides what is 'impractical' and what constitutes a 'limiting constraint'?" the staff asks. Accordingly, they ask the Planning Commission not to approve that part of the request.
Regarding the request to rescind the DRI, which due to changes in Florida law would no longer be required for a development like Ave Maria, the staff recommends approval with some provisions. They support removal of the affordable housing requirements, stating that an analysis provided by the developers' agent shows a surplus of affordable housing in Ave Maria, and that developers have met requirements to date.
The staff noted three other requirements that would be affected if the DRI is lifted, leaving the main planning document for Ave Maria, the Stewardship Receiving Area (SRA) as the governing document. Those requirements are a commitment to build a "historical marker commemorating the Second Seminole War activities," that was supposed to have been constructed by 2012; provision of 60 acres west of Camp Keais Rd., north of Immokalee Rd., for a county high school; and assistance in building a "multi-purpose public safety center." Staff recommended that the commission approve rescinding the DRI provided that those specific commitments would be kept.
The planning commission will make recommendations to the Board of County Commissioners, which will then consider all the proposed actions at a future meeting.
A previous Ave Herald story on the proposed changes is available here.
