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Agenda Item: 10(c) |
Prepared By: Daniel J. Smith, AICP, Director |
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Business: Ordinance |
Department: Community Affairs - Growth Management |
Subject:
Title
ORDINANCE - Rezone (REZN-24-000098) Petition request to rezone from Residential Tourist (R-T) to Planned Unit Development (PUD) for property located at 560 S. Collier Blvd., Marco Island, FL 34145 - Daniel J. Smith, AICP, Director, Community Affairs/Growth Management
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BACKGROUND:
PROJECT DESCRIPTION:
A request to rezone the property located at 560 S. Collier Blvd., Marco Island (the “Subject Property”), from Residential Tourist District (RT) to Planned Unit Development (PUD) has been submitted by Mr. Zachary W. Lombardo, Esq., on behalf of Marco Beach Hotel, Inc. (Hilton Hotel). The applicant wishes to increase the number of hotel units from 310 to 626 and increase the height of structures located within the development to 150 feet. The permitted uses proposed within the PUD are similar in nature to the RT District. The applicant is incorporating fractional density in the PUD document as a means of creating additional units. Attached is the application and associated documents.
FUNDING SOURCE / FISCAL IMPACT:
Applicant has paid $10,155.00 in applicable fees.
PUBLIC NOTICE REQUIREMENTS: 15 days prior to the Planning Board hearing.
NOTICE APPEARANCE DATE(S): June 22, 2026
RECOMMENDATION:
STAFF RECOMMENDATION AND FINDINGS:
Staff recommends the Planning Board send the City Council a recommendation to deny this rezoning request based on the following findings:
1. The rezoning petition for the Subject Property does not meet the Strategic Plan, “Marco Island Vision 2034, Principle 2, Small Town Feel, # 5. “Development in scale of a small town.”, and 11 “Low Density”. In addition, the proposal does not meet Marco Island City Government: Mission, Principle 2, #6 “Maintain or reduce density,” as contained in the City’s Strategic Plan, which is incorporated within the City’s Comprehensive Plan.
2. The rezoning petition for the Subject Property does not comply with the Comprehensive Plan, Future Land Use Element, Goal 1, Objective 1.1, Policy 1.1.1.
3. The proposed rezoning of the Subject Property to Planned Unit Development does not follow the City’s Comprehensive Plan’s Future Land Use Element and Map based on the following goals, objectives, and policies. Specifically, Future Land Use Element Policy 3.1.5, which provides as follows:
Policy 3.1.5 The Resort/Residential future land use category is intended for areas generally along the City’s beachfront, which provides residential dwellings and hospitality uses including resorts, hotels, and timeshare uses. This category is intended to accommodate those resort needs associated with an island community. The maximum density permitted is 16 dwelling units per acre (16 du/acre).
4. The proposed rezoning of the Subject Property does not meet the intent of a PUD as provided in the City’s Land Development Code. The Subject Property can continue to be utilized as a hotel and be redeveloped for hotel use without the requested rezoning to PUD.
5. The requested rezoning to PUD fails to meet the standards to consider provided in Section 30-62 (3).b. of the City’s Land Development Code.
6. The rezoning fails to meet the standards for consideration of a PUD rezone provided in Section 30-63 (d) of the Land Development Code.
7. The rezoning petition would be more appropriately processed through the City’s Comprehensive Plan Amendment process that would allow for any additional density proposed above what is currently allowed in the Comprehensive Plan.
POTENTIAL MOTION:
As deemed appropriate.