July 16, 2026 CCPC 4 PM packet

Planning Commission Meeting · 2026-07-16 · agenda_packet

[East Tamiami Trail and Davis Boulevard area; case PL20250008935 and PL20250008076] Collier County Planning Commission meeting on June 4, 2026, discussed and approved two companion petitions: PL20250008935 (Mini-Triangle Mixed-Use Subdistrict Growth Management Plan Amendment) and PL20250008076 (Mini-Triangle MPUD/PUD amendment). The project applicant is 2001 TTE, LLC. The proposal adds 1.35 acres (the former U-Haul site) to the existing subdistrict, increasing the total to 6.7 acres. It also increases the maximum number of dwelling units from 491 to 507. A change to the PUD removes the reference to a .45 Floor Area Ratio for senior housing, allowing the current Land Development Code .6 FAR to apply. The project is located in the Mini-Triangle Mixed-Use Subdistrict, generally bounded by East Tamiami Trail and Davis Boulevard. The staff recommendation was for approval, and the commission approved it unanimously. No public speakers were present for this item. [103 Palm River Boulevard; case PL20240000329 and PL20240000220] Collier County Planning Commission meeting on June 4, 2026, heard two companion petitions, PL20240000329 and PL20240000220, for the Fairways Inn. The applicant, Seasonal Investments, Inc., proposed a PUD rezone and a small-scale Growth Management Plan Amendment to expand the existing inn by adding 30 rooms to the current 46 rooms. The expansion involves four abutting parcels to the north of the existing inn, located at 103 Palm River Boulevard. The expansion would be limited to two stories or 35 feet in height, consistent with existing zoning and neighboring properties. The project aims to maintain the 'Old Florida style' motel. The applicant noted that neighbors refused to meet as a group, but remained open to dialogue. Staff recommended approval, citing that the four parcels are already functionally commercial due to state preemption on short-term rentals, and incorporating them into the hotel property would allow for better buffering and mitigation of impacts. The commission approved the petitions. Commissioner Lucarelli disclosed living in the neighborhood but was not required to abstain. Commissioner Schmitt disclosed extensive prior conversations with Mr. Davies. Transportation commitments included the potential elimination of public on-street parking on Tract A if redeveloped, and ensuring all parking for Tract B is on-site. [Tract A and Tract B] This document details public comments and commission discussions regarding a proposed development, primarily focusing on a Site Development Plan amendment for Tract B, which is part of a larger project involving Tract A. The core issue revolves around the redevelopment of Tract B and its impact on parking, traffic, and neighborhood compatibility. Public speakers expressed significant concerns about increased traffic, noise, potential decrease in property values, and the compatibility of commercial development with the surrounding single-family residential neighborhoods. Specific concerns were raised about parking in the right-of-way, the adequacy of proposed parking for Tract B, the height of proposed structures, and the potential for the project to set a precedent for further commercial encroachment. The applicant's representative addressed these concerns, emphasizing that the project meets legal criteria, that existing parking is grandfathered, and that new parking will be on Tract B. They also presented expert testimony regarding the need for the development and its benefits to the community. The commission discussed the distinction between Tract A and Tract B, the implications of combining them into a PUD, and the process for site development plan amendments. [case PL20240000329, PL20240000220] The Collier County Planning Commission voted 6-0 to deny petitions PL20240000329 and PL20240000220. The denial was based on concerns regarding safety issues, compatibility with the neighborhood, and unresolved code violations, particularly concerning fire suppression systems in kitchenettes. Commissioners cited a lack of trust in the developer's ability to manage existing facilities and a desire to adhere to the Growth Management Plan. The existing RT zoning remains in place, allowing for development up to 100 feet in height. [case PL20260003715] The Collier County Board of County Commissioners is considering an ordinance to amend the Land Development Code (LDC) Section 5.05.05 concerning Facilities with Fuel Pumps. The proposed amendment aims to remove the waiver of distance separation requirements between facilities with fuel pumps. This action follows a BZA decision to reduce separation for Costco's Hacienda Lakes Mixed-Use PUD and a directive to evaluate the waiver process. Staff research indicated few other Florida jurisdictions require such separation waivers. The proposed amendment will eliminate subsection 5.05.05 B.2. entirely, retaining site design requirements. [case ID# 2026-1822] This document is a discussion and research report for the Collier County Planning Commission regarding Urbanized Outdoor Residential Street Lighting, focusing on 'Dark Sky' requirements. It details current Land Development Code (LDC) sections, past project commitments, and principles of responsible outdoor lighting. The report aims to inform potential amendments to the LDC. It includes information on lighting standards, color temperatures (Kelvin values), shielding, illumination levels (foot candles), glare, light spillage, and cost considerations for different lighting types. Several past projects and their lighting commitments are listed, often requiring 'Dark Sky' compliant fixtures, specific color temperatures (e.g., max 3000K), and limits on light trespass and spillage onto adjacent properties, particularly residential ones. Public comment is not explicitly detailed in this section, but the impetus for the discussion arose from public comments during a review for the Imperial Lakes RPUD. [case CS/CS/SB 484 (Bill Number)] This document is a legislative analysis and bill text concerning data centers in Florida. It details the legal framework, definitions, and regulatory requirements for data centers, particularly large-scale ones, focusing on energy consumption, water use, land use, property taxes, and traffic. It outlines new state laws (Chapter 2026-65) effective July 1, 2026, which grant local governments authority over data center planning and land development regulations, establish specific permitting processes for water use, and mandate utility tariff requirements to ensure large load customers bear their own costs. The document also includes a discussion on residential street lighting costs, comparing 3000K warm white LEDs to cooler options, with installation costs ranging from $2,000 to $6,000 per unit. [case CS/CS/SB 484] This document is a legislative bill analysis for CS/CS/SB 484, focusing on data centers and their impact on Florida's infrastructure. It details the definition of data centers, their various sizes (micro, small, medium, large-scale, hyperscale), and their significant and growing demand for electricity and water. The bill proposes new regulations and definitions for data centers and large-scale data centers within Florida Statutes concerning public records, local comprehensive planning, utility tariffs, and consumptive use permits. Key provisions include requirements for public utilities to develop tariffs for large load customers (50 MW or more) to ensure they cover their own costs and address nonpayment risk, and for water management districts to impose stricter conditions on consumptive use permits for large-scale data centers, including water conservation plans and potential use of reclaimed water. The bill also defines 'large load customer' and 'large-scale data center' with specific thresholds and addresses potential impacts on electricity rates and permitting costs for these entities. The effective date for most provisions is July 1, 2026.