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Agenda Item: 9(b) |
Prepared By: Mary P. Holden, Planning Manager |
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Business: Resolution |
Department: Growth Management |
Subject:
Title
RESOLUTION - Continued from the April 7, 2023 Meeting - Conditional Use Petition (CUP-22-000218) for a Mixed-Use Project located at 711 S. Collier Blvd., Marco Island, FL 34145
Body
BACKGROUND:
PROJECT DESCRIPTION:
The mixed-use proposal is for a 50-foot high, five levels (but only two stories*), mixed-use building containing 251 parking spaces, 141 spaces for paid parking, 14 residential units, and three restaurants with a combined total of 324 seats (109 required parking spaces for the residential units and three restaurants and 1 for the Marco Island Police Dept.). The 50 % commercial and 50% residential mix requirement is met with 62% commercial and 38% residential. Pursuant to Section 30-224(14) of the City’s Land Development Code, a mixed-use project must obtain conditional use approval in conjunction with any site development plan approval. A companion application for a site development plan must be approved in conjunction with this CUP. Attached are the application, narrative, and plans (attached to the SDP).
* Overlay District Two-b states the maximum building height is four stories not to exceed 50 feet. The definition of “story” “a habitable floor level within a building, no more than 14 feet high from floor to ceiling.” (Sec. 30-629)
PLEASE NOTE: Since the Site Development Plan (“SDP”) application and the Conditional Use Permit application (“CUP”) ask for the same information only one set of plans and documents will be provided for both applications. Therefore, please refer to the plans provided with this SDP report when reviewing the CUP report.
FUNDING SOURCE / FISCAL IMPACT:
Applicant has paid $4,000.00 in applicable fees.
RECOMMENDATION:
STAFF RECOMMENDATION AND FINDINGS:
Staff recommends the Planning Board approve CUP 22-000218 with the below conditions and findings:
Findings:
1. The proposed conditional use will not adversely affect the public interest. It is increasing the available pay for parking spaces in the vicinity of beach access. Requirements related to mixed-use percentages have been met along with the requirements of the Land Development Code.
2. The proposed project is consistent with Objective 3.1 of the Future Land Use Element which states:
Ensure sufficient land in appropriate locations on the Future Land Use Map to accommodate the projected population of the City through the year 2040 in attractive and safe neighborhoods with a variety of housing types.
3. The proposed project is consistent with Policy 3.2.4 of the Future Land Use Element which states:
The Community Commercial future land use category is intended to provide a range of commercial uses at arterial and collector intersections and nodes within the City outside of the Town Center/Mixed Use future land use category. These areas will be comprised of retail, office and mixed use land uses. Standard densities are limited to 12 du/acre. Hotel/motel densities are limited to 26 du/acre.
4. There is proper and adequate ingress to and egress from the property. The only point of vehicular ingress and egress is from Collier Blvd. Access to the dumpsters will be from Muspa Way. Pedestrian access is from Collier Blvd. and a secondary pedestrian access is located on Muspa Way.
5. The proposed conditional use is in keeping with the adjacent and nearby developments and uses. The paid parking spaces are already in existence. Residential uses are in the vicinity in the forms of multifamily and single-family to the east. Restaurants are in the vicinity and a use seen up and down Collier Blvd. This development will not alter the character of the community but compliment the community.
6. The building enhances the streetscape with the water fountain feature and proposed landscape. The building is compatible with the other buildings in the area regarding mass, bulk and scale.
Conditions of Approval:
1. SDP 22-000216 is approved in conjunction with this conditional use permit application. If the SDP is not approved, this application is null and void.
2. The percentages of the uses identified within the approved Site Development Plan and Conditional use permit for the property shall always be maintained.
3. The Owner shall record a unity of title with Collier County, Florida, to join the Subject Property into one parcel for the purpose of the approved development. The recorded unity of title shall be reviewed and approved by the City Attorney and shall then be recorded and presented to the City prior to the issuance of any building permits for the development approved pursuant to SDP 22-000216.
POTENTIAL MOTION:
Approved Resolution 23-XX with the listed findings and conditions.