Naples, Florida

E-4 R/UDAT 1:

April 2 -7, 1987 ('

f&1 SERVICES

'· NAPLES, FLORIDA R/UDAT April 2-7, 1987 TABLE OF CONTENTS

EXECUTIVE SUMMARY • • ...... i INTRODUCTION ...... 1 What is a R/UDAT A SENSE OF PLACE ...... 2 POPULATION GROWTH AND GROWTH MANAGEMENT 6 THE SHAPE OF THINGS TO COME .. • 16 TRANSPORTATION AND CIRCULATION • • • 23 CORRIDORS, BOULEVARDS AND BYWAYS • • 32 RECREATION AND OPEN SPACE • • 37 DOWNTOWN NAPLES: THE PUBLIC HEART • • • • • • 44 HOUSING CHOICE ...... • • • 53 COMMUNITY INSTITUTIONS: EDUCATION, ARTS, CULTURE .• 60 SCENARIOS FOR THE FUTURE OF THE GREATER NAPLES AREA • 62 APPENDIX ...... • 68 R/UDAT Team Steering Committee and Resource People Acknowledgments and Thanks The overriding problem facing both EXECUTIVE the City of Naples and Collier . county is the drastic increase 1n SUMMARY population growth in the County. The report recommends that viable qrowth management plans must be This report identifies a number of fundamental issues about the enacted by both the City and County future direction of Naples and in order to understand its impacts Collier County. It reports what and respond accordingly. key issues were presente~ to . R/UDAT, discusses those 1ssu7s 1n The specific issues addressed in the R/UDAT report were: terms of their physical, soc~al and/or financial impacts, and recommends strategies to confront The sensitivity of the natural those impacts. environment and the delineation of areas probably The report portrays an image of unsuitable for development Naples with its own unique sense of should direct the intensity place. Its citizens have and location of development. emphasized their wish to pr7serve Growth should be encouraged to the quiet, relaxed way of l~fe. At the same time the City is part of a concentrate in close proximity county that is growing tremendously to two to three urban centers and as a result, creates problems adjacent to major arterials commonly associated with rapid such as Route 951, Immokalee growth. How the City of Naples Road and the intersection of should react and adapt itself to Route 951 and the East Trail. changes in the surrounding unincorporated area while Traffic congestion is a major maintaining its own identity and problem, especially during the good relations with the County season, but is aggravated government is a challenging task. throughout the year by the use of indiscriminate curb cuts. Both the City and the County have a To the degree possible, large number of assets-- physical, traffic should be diverted environmental, economic, and from Route 41 to Goodlette especially human which should Road, Airport Road and finally enable it to cope with the Route 951 as growth pushes challenge of the future. But there eastward. However, it is are liabilities, which must be mandatory that strict curb cut satisfactorily addressed. standards for all County arterials be immediately In developing a strategy for adopted and that subdivision action, R/UDAT intensively applications which require investigated the City of Naples and substandard curb separations Collier County through site visits, be denied. workshops with community leaders and interested citizens, a public Downtown Naples should be hearing, and analysis of provided vitalized to achieve the documentation. broader goals of the City. The plan to do so should include land from the hospital to 12th Avenue, from the Trail

i ACKNOWLEDGEMENTS to 6th Street north of 5th Avenue and from the bay to 3rd The Naples R/UDAT team would Street south of 5th Avenue. like to acknowledge the efforts of the many people Higher visual and physical who made this R/UDAT happen. standards should be adopted We believe the community has for the major County benefitted from the under­ arterials. standing that an inter­ disciplinary professional Both the County and the City team, independent and without should incorporate open space vested interests, is an trails, parks, beach.a7c7ss,. appropriate method of and recreational fac~l1t1es 1n analyzing the City's and their specific growth plans. County's growth problems. Clearly, the success of this In order to meet the needs of R/UDAT has been, and will the City and County needs for continue to be, dependent upon affordable housing, both the commitment by the City jurisdictions should develop Council, county Commission, and fund the implementation of and literally scores of their housing programs. community organizations and individuals. The City can choose to do nothing, it can turn inward, We would like to thank the it can create a strong Committee for Urban Design, partnership with the County, the local steering committee. or it can aggressively annex To Al French, Lodge McKee, Ed property to.the 7ast. Each Oates and all the members of choice carr1es r1sk, and each this committee, we would like has appeal to different express our appreciation for segments of the City's their months of planning and population. However, not all preparation. will agree which is the best choice. It has been apparent to all the members of this team that It is not the function of the this community is indebted to R/UDAT team to set forth one Mayor Edwin J. Putzell, Jr. particular vision for the future of for his leadership and courage the city of Naples/Collier County in addressing the issues region. Rather, this repor~ facing this community. presents recommendations wh1ch may be considered and then acted upon The entire City staff has been by the government and residents of superb. We would like to give the City and County. Method~ and special thanks to Roger Barry, tools needed for implementat~on are Ann Walker and Trish Thompson outlined. and all of those people who sustained us throughout the project. Dave Pettrow has been especially helpful, and we have been encouraged by the enthusiasm and cooperation from the County staff.

ii Collier County

NAPLES

l / I / l / I / I / I / / I / fl / I / / Florida / / / / /

iii INTRODUCTION Over 90 cities with a combined population of more than 10 million citizens have been served and In October, 1986, the Naples, professional services valued in Florida Committee for Urban Design excess of $2 million have been applied to the American Institute donated. of Architects in Washington, D.C. to have them form a Regional/Urban The team's visit is four days and Design Assistance Team (R/UDAT) to is coordinated by a Steering study certain growth and Committee. The team has been development issues in the City of assisted by local professionals and Naples and Collier County. students from the University of Appointed by the City Council and Miami and the University of Florida actively promoted by Mayor Edwin J . in Gainesville. Putzell, Jr., the Committee worked hard to develop broad-based The process is very intense and community interest for the project includes team meetings with which is reflected by support from community groups, site visits and the Collier County Commission and tours, public hearings and late Chairman Max Hasse and numerous night work sessions. This report organizations and individuals. is the end product of the four day Organized and coordinated by Alfred effort. w. French III, AIA, the committee application was approved in December, 1986, and a R/ UDAT was appointed to visit Naples on April 2-6, 1987.

What is a R/UDAT

The Regional/Urban Design Assistance Team (R/UDAT) program is a service of the Urban Planning and Design Committee of the National American Institute of Architects. Its purpose is to assist American cities and towns to answer questions about urban planning and design in order to help civic, social, and business leaders effectively plan short and long term goals for their communities. Team members are experts in architecture, urban design, landscape architecture, economics and finance, political and social sciences, growth management, and public policy. Team members are unpaid volunteers, recruited from all over the nation.

1 to be conducted in leisure and A SENSE OF PLACE grace which wishes neither to intrude nor to be intruded upon.

This report seeks to present a At the same time, though, people comprehensive and well-balanced have a more activist view of their vision of the future physical community as a business center, development of the City of Naples with a focus on a thriving commerce and western Collier County, an area and retail center as the vital which we have called the Greater heart of the City. In this view, Naples Area. It takes into account if it is to maintain its competi­ a variety of competing and inter­ tive position and its vitality, the related issues which have played City must continue to play a strong and will continue to play important role in the regional marketplace. roles in shaping the form of the Furthermore, that by improving its City and region, and attempts to marketplace position, the city will set a stage for an approach to increase its ability to control its future planning which, in the future, and indeed, influence the opinion of the R/UDAT team, will serve the best interests of the people who live and work in the area. After two days of meetings, formal and informal, with more than 150 public officials, businessmen and women, professionals, civic association representatives, and residents~ after intensive review of planning and other data, exten­ sive site visits by foot, by trolley, and by helicopter, the R/UDAT team members arrived at a shared view of Naples and the Greater Naples Area, which has guided the team through its analysis and served as the basis for framing its recommendations: (1] The people of Naples view their city in two different ways, which are often in competition with each other. First, people have a preservation oriented view which envisions as the ideal a gentle, quiet lifestyle largely free of friction or conflict. Physically, this view is reflected in a low-key setting of softly rendered small scale buildings set back from tree lined streets amidst lush tropical plantings. It is a view of a life

2 growth of its region in a favorable direction. This view would maintain, as one individual noted during the R/UDAT public hearing, that nthere's a sentiment that all you have to do to preserve some­ thing is to freeze it, this sentiment is wrong." Indeed, even the City's Comprehen­ sive Plan reflects this dichotomy, stating that " •••• Naples is a unique resort [and] retirement community." Many residents see themselves living in a retirement community, but do not see them­ selves as a resort, with all that implies in terms of commercial and service activity. The key to the future vitality of Naples is to balance these views as two parts of a whole, each of which are complete only when considered in tandem with the other. Its ability to retain its vitality into the future will lie in its ability to manage its existing strengths in beauty and charm, while carefully and system­ atically building programs and ~hird, people view the County - facilities which create new that part close to the City of business and economic opportunities Naples - as little more than a sea on a scale consistent with the of enclaves only loosely connected character and self-image of the by strip commercial development and community. rude buildings, or alternatively, as a funnel through which I-75 or [2] Residents of Collier County the Tarniarni Trail bring carloads of outside the City of Naples, tourists through the County in and however, seem to view their place out of Naples. The scale of the in many different ways: County, its vast expanses of flat vacant land, overwhelm the low-key First, as an extension of Naples, vision of Naples proper, making fully recognizing that while they comparisons difficult, and the may share the facilities of Naples sense of community remote. its physical setting cannot readily be duplicated. More impressions: Second, Collier County is younger [3] Naples is a small city, but one than Naples, and has not developed which has begun to experience BIG a style beyond that shared by many city traffic volumes on its major other fast growing, dispersed and arterials. Traffic volumes that highway oriented metropolitan' would be considered commonplace in regions. The County has yet to find large cities are seen as strengths in its positive qualities inappropriate, even troubling, in a in order to build an image for city with Naples' small-town, itself. low-key, self-image. 3 [4] The County seems to think of problem. Growth management is as roads as nothing more than a means much a process of framing and by which cars can get from place to addressing social goals as a place. There is a need to begin physical planning process; in thinking of, and designing, trans­ Collier County, basic issues of portation facilities so that they quality of life and levels of not only serve transportation service provision must still be needs, but also help mold defined. desireable land use patterns. [101 Environmental concerns are a crucially important yardstick for managing growth and development. [5] The City of Naples makes up Despite some increase in only a small percentage of a much environmental consciousness, this larger metropolitan area. While has yet to be fully appreciated by the population has begun to stabi­ people in the community. lize within the city, the unincorporated area around the city is growing rapidly. Major A SENSE OF PLACE: TWO GOALS FOR increases in population are moving LIVABILITY the social and political center of the greater Naples area to the As the members of the R/UDAT team east, toward I-75. discussed these issues, two over­ riding goals, which have guided our [6] Not only the poor, but moderate work and our specific and middle income people find it recommendations, emerged: difficult to find housing in the City. People are forced to move further and further out to find affordable housing, further in­ creasing traffic congestion in and [1] TO CREATE A VIEW OF NAPLES out of the City. WHICH CAN BOTH SUPPORT ITS RESIDENTS' DESIRE TO LIVE THEIR [7] The City is nearly fully CHOSEN LIFE STYLE AS WELL AS CREATE developed. It does not have a A VISION FOR THE HEART OF THE CITY growth management issue to the same - ITS COMMERCIAL AND INSTITUTIONAL extent the County has. There are, CORE - WHICH CAN PROJECT VITALITY however, many small infill parcels AND ENGAGEMENT WITH THE FUTURE. still vacant, as well as even more parcels developed at low density, potential candidates for redevelop­ [2] TO PRODUCE A VIEW OF WESTERN ment or intensification. COLLIER COUNTY - THE REST OF THE GREATER NAPLES AREA - WHICH WILL [8] While the City's developed SET IT ON A PATHWAY ON WHICH IT character may spare it from WILL USE THE POWERFUL TOOLS WHICH addressing certain concerns, it IT HAS AVAILABLE TO CREATE A raises others - how will the City COMMUNITY WHICH IN ITSELF, AND IN ensure it remains vital and CONJUNCTION WITH NAPLES, WILL dynamic, and not become stagnant CREATE A DISTINCTIVE IMAGE, A and devitalized. POSTIVE QUALITY OF LIFE, IN A MIXED, DIVERSE, AND DYNAMIC GROWING [9] The County is attempting to COMMUNITY. address the growth management

4 The greater Naples area is inevitably going to grow, and grow rapidly. What it needs, more than anything else, is a vision of how it should grow, where that growth should take it, and what kind of community or communities it will be after it has absorbed the growth that it is today anticipating. Each one of the sections of the R/UDAT report should be seen as a stepping stone toward helping the citizens and leadership of Naples and Collier County in framing that vision for themselves, and making it a reality.

5 which it will contain when POPULATION GROWTH completed. Massive AND developments such as the Vineyards have not even begun GROWTH construction. MANAGEMENT

Both the City of Naples and The extent to which this the surrounding area in growth will continue can be Collier county have measured by a key statistic: experienced dramatic at this time, within Collier population growth within County there are some 85,000 recent years. The City of unbuilt units within approved Naples, which had a population Planned Unit Developments and of less than 5,000 people in as many as 40,000 additional 1960, has grown to nearly non-PUD approved subdivision 20,000 today. Meanwhile, the lots, for a total of 125,000 unincorporated area of Collier unbuilt allowable housing County, which had a population units. Thus, with no of only 11,000 in 1960, has additional approvals of new increased to a population of development proposals as many well over 100,000 by 1986. as 200,000 to 300,000 people This dramatic increase has led could be added to the to an equally dramatic population of Collier County transformation in the during the coming years. character of the area from a Nearly all of this population quiet, almost rural community, would be located in that part to a fast-growing community of of the County immediately increasingly urban and adjacent to the City of suburban character. Naples, in the area that the County refers to as its "urban While the growth of the area service area". has been dramatic in recent years, it is likely to We do not expect all of this continue for some time to population increase to take come. While the pace of growth place immediately; indeed, at has slowed in the City of least some of these allowed Naples, as the City's vacant lots may not be developed for land inventory is gradually many years, if ever. Much of reduced, it is continuing this development, however, is unabated in the surrounding likely to take place. Collier unincorporated area. Driving County has projected that its along Route 41 or Davis population, including the City Boulevard in the County, the of Napl es, will increase from traveller is confronted by a today's 126,000 to 218,700 by seemingly never-ending stream the year 2005 - an increase of of new subdivisions, more than 90,000 in less than condominiums, planned twenty years. Of this developments, and shopping increase, over 60,000 or 2/3 centers. To the north, Pelican will take place in the Urban Bay is just beginning to service Area adjacent to the accommodate the population City of Naples.

6 What this means is directly the problems of straightforward: the City of providing the infrastructure Naples, which as little as ten and services needed by an or fifteen years ago was a urban and suburban, rather small city, even a town, than a rural, population. We surrounded largely by open have been impressed by the country, is becoming a part of extent to which in the last a larqer city that we could few years Collier County call Greater Naples. This government has addressed its city, which will stretch from need to create, almost from Immokalee Road in the north to scratch, a massive below the Tamiami Trail to the infrastructure system, south, and from the Gulf of including major arterial Mexico east to Route 951, an roads, sewerage systems and area of approximately 100 treatment plants, and water square miles, is projected to supply systems. We are hopeful have a population of 150,000 that in the very near future by the year 2005. Within this the county will address city of Greater Naples, the equally effectively the City of Naples proper, with a problem of solid waste population of in excess of disposal. 20,000 people , will be only a small part of the whole. Still, the provision of infrast ructure is only the The significance of this beginning of the County's transformati on for both the responsibility. Using the City and County is great. tools provided by the growth Economically and socially, the management process now City will find its importance mandated by state law, the waning wit hin the larger area County is now in a position to of which it is a part. Major begin di recting the course of economic activity is already growth, developing a vision of beginning to move outside its its future, and putting in traditional centers within the place the regulatory system City to new locations along capable of making that vision major highways and in new a reality. That is the developments in the greatest challenge, in our unincorporated areas. As the judgment, facing Collier character of the larger County today. community changes, the social and political roles that the City has traditionally played are likely to change. Character and Diversity Decisions affecting the City of the Population may be made by new actors living out side the City•s boundaries. As t he population of the Naples area has grown in At the same t ime, the county recent years, its character will have to grapple with even has undergone a significant more serious issues. The change. It is worth noting magnitude of development that as late as 1960, the taking place has already median age in Collier County forced the County to address was roughly the same as that in the United States as a

7 whole. Between 1960 and 1980, the median age in Collier Tools for Community County increased from 30 to Diversity 38. By 1980, the median age in the City of Naples was over 57, with 36% of all city residents aged over 65. The tools to foster continued diversity of the community lie in the policies adopted with This trend is continuing. respect to housing as well as Between 1980 and 1985, economic development. While according to a study by the both of those will be University of Florida, while discussed in separate the population of the County sections, land use policies increased overall by 34%, the with respect to these crucial population aged 65 or over issues should be discussed increased by 51%. here. Despite this trend, many Economic Development people in the community stressed the importance of trying to maintain the The R/UDAT team believes that diversity of the Greater the City and County should Naples community, not only focus their economic with respect to age development policies on the distribution, but also with overri ding objective of respect to income further diversifying the distribution. We share this economic base of the area by concern. We believe that a going beyond the traditional socially and economically economic bases of tourism and diverse community is a second home development and community with greater expanding into new fields vitality, capable of seeking capable of providing diverse and achieving a richer and year-round employment more attractive quality of opportunities with greater life and character. such a potential for personal community can support more advancement and economic vigorous cultural and opportunity. Many different educational institutions, and elements must be integrated provide a stronger base of into such a policy, including support for a wide range of creati on of more advanced community organizations - educational opportunities cultural, environmental, within the County, political, and the like - to strengthening of cultural enhance the community as a institutions, and provision of whole . affordable housing. A major area that must be included is that of land use regulation. Land use planning should focus on creating opportunities for non-residential development that will be attractive to high quality industrial, 8 research, and office which have not yet been built. development. These can Under the authority provided include well planned, well under the 1985 Comprehensive situated, and attractively Planning Statute, the County designed industrial and office should consider not only parks. Even more important, requirements for affordable however, in creating truly housing - discussed elsewhere attractive location - but for an overall mix of opportunities is the creation housing types within its of intensive, possibly urban inventory of approved but centers of multiple uses and unbuilt PUDs. such diverse activities. In these requirements, if imposed, centers, development can should be based on a careful become more than the sum of analysis of the need for its separate parts. different types of housing as well as on the realities and market constraints affecting Residential Development development so that unrealistic development conditions are not The key tool available to the inadvertently imposed. City and County government to maintain and enhance community Infill development: The diversity is the enactment of scattered pattern of land use regulations that development in the foster such diversity. While unincorporated areas near the the County, with its vast City of Naples has left a resources of vacant land, has variety of parcels, large and far greater scope in this small, along or in close regard than the City of proximity to major arterial Naples, both have significant roads and unlikely to be roles to play. utilized for PUD development like that taking place in more Planned Unit Development: outlying areas. Such areas, Collier county, through its particularly those close to Planned Unit Development major potential activity nodes process, has a flexible tool [such as the area around the through which a variety of County facilities at the housing types can be intersection of Route 41 and accommodated. Indeed, the full Airport Road) are particularly range of PUDs in the County appropriate for medium and shows many different housing higher density zoning, types - single family including multifamily housing, subdivisions, a variety of zero lot line single family types and styles of development, and more condominium developments, and affordable senior citizen luxurious retirement and housing. second home communities built around golf courses. Mobile home communities: Modern mobile home communities The County should encourage offer further opportunities and expand the diversity of for diversifying the housing the housing supply within stock in a way consistent with those PUDs for which rezoning attractive development and has already taken place, but environmental protection. 9 With respect to both infill time, their price puts them development and mobile home out of reach of families that communities, the County should might otherwise want to use consider identifying them for that purpose. By appropriate areas and creating permitting accessory "as of right" zoning districts apartments in these buildings, for these uses rather than or their conversion to 2 or 3 waiting for rezoning family occupancy, they can petitions. provide additional housing diversity while continuing to Encouraging diversity in the maintain the traditional City: While the greatest visual and environmental volume of new housing character of the community. development and creation of diverse housing opportunities Mixed use: A variety of mixed will take place in the use opportunities exists in unincorporated areas, the City the City, along shopping is not without opportunities. streets such as 3rd Street Some of the opportunities - in South and 5th Avenue, and terms of mixed use development potentially along parts of the and the upgrading of Tamiami Trail immediately substandard housing - are north of the Four Corners. discussed elsewhere. Without such development can enhance major planning efforts, or the commercial vitality of expenditure of resources, these areas, strengthen the however, the City can foster a visual fabric of these variety of flexible zoning important community nodes and approaches. entrances, and create further diversity in the housing Infill: There are many small stock. infill parcels in the City on which density could be Any discussion of growth increased above permitted management in Collier County levels without affecting the and the City of Naples must character or appearance of the begin with an understanding of area. The low density Florida Law. In 1972, the standards governing nearly all State Legislature enacted the residential development in the State Environmental Land and City, in conjunction with the Water Management Act (Chapter high land prices, prompt 380). This law was directed developers to construct large, at Developments of Regional and therefore, expensive Impacts (DRis) and units. Density incentives for developments in Areas of smaller units, and for more Critical State Concern. The affordable units should be policy behind such law is that encouraged. local governments should continue to have total Accessory apartments and responsibility for those land conversion: Many of the larger use decisions which affect older single family houses in persons within its Naples, particula.rly in busy jurisdictions. The State's or partly commercial areas are role is to represent the becoming less attractive for broader public interests in single family use; at the same those land use decisions which have a substantial regional or statewide impact. 1 0 Under the 1972 law, decisions Land ~se decisions in Collier on DRI's and developments in County are presently made Areas of Critical State pursuant to the Collier County Concern, are made by the local Comprehensive Plan enacted by government, but pursuant to the Board of County the policies and standards set commissioners on December 6, forth by the State. Collier 1983. This Plan supercedes county has been processing the 1979 Collier County ORis over the past several Comprehensive Plan. The years pursuant to the 1972 County Plan, containing the law. nine state mandated elements as well as certain optional However, it was the Local elements, acts as the overall Government Comprehensive planning document for future Planning Act of 1975 (Chapter growth within the county. 257) which created the present framework for growth The goal of future land use in management both at the County the county is described as and City levels. The law "the achievement of a quality mandates that each local living environment through a government adopt a well-planned mix of compatible Comprehensive Plan and l and uses, while preserving designate a local planning the integrity of the natural agency with overall environment". The most responsibility for the important assumption of the preparation of the land use plan i s that Comprehensive Plan and for the developments should be timed conduct of the Comprehensive with the facilities necessary Planning Program within the to support them. Pursuant to local government. the present Plan, the predecessor Plan and the 1982 The 1985 Local Government Zoning Ordinance, the Board of Comprehensive Planning and County Commissioners has Land Development Regulation reviewed and approved a large Act requires every local number of subdivisions and government in the State of PUDs. The Plan contains seven Florida to adopt at least nine land use designations - urban specific elements as part of area, vested areas, rural its Comprehensive Plan. These areas, community and elements include designating interchange, industrial, parks plans for: and preserves, and coastal resource management and A) Future Land Use recreation areas. The major B) Traffic Circulation focus of this report will be C) Sanitary Sewage, Solid on the so-called urban area. Waste, Drainage & Potable Water The Comprehensive Plan of the D) Conservation City of Naples, Florida, E) Recreation/Open Space originally adopted in 1979, F) Housing was last amended in 1984. The G) Coastal Zone Protection preface to the City's plan H) Intergovernmental describes Naples' "special Coordination uniqueness and charm" which it I) Utilities attributes in part to its long

1 1 history of comprehensive prepare a Comprehensive Plan planning. It describes the meeting State standards and City as one of clean, criteria and present such Plan accessible beaches, to the State land planning prestigious residential agency (Florida Department of neighborhoods and attractive Community Affairs) by August shopping districts which "have 1, 1988. The plans of the created a unique City and County must meet the resort/retirement community". "minimum criteria for review The City's Plan indicates that of local government "efficient and economical comprehensive plans" as set water and sewer service, solid forth by the State. Such waste disposal, parks, local plans must also be recreational facilities and consistent with the State other amenities have been Comprehensive Plan and the provided as a result of the appropriate regional policy City's commitment to provide plan. for long range planning for these City services and Although the State law facilities". recognizes that local governments are charged with The City of Naples setting levels of service for Comprehensive Plan, public facilities and services specifically its future land in their comprehensive plan, use element, is described as the 1985 law now mandates that providing for "the best PUBLIC FACILITIES AND SERVICES organization and NEEDED TO SUPPORT DEVELOPMENT interrelationship of the SHALL BE AVAILABLE CONCURRENT various uses of land in order WITH THE IMPACTS OF SUCH to produce a safe, healthy, DEVELOPMENT. Thus, public convenient, and attractive facilities and services must environment in which the proceed in tandem with residents of Naples can live proposed developments. If and work". Development public facilities and services proposals within the City for a development are phased, limits have been evaluated and the development must be approved pursuant to the phased. The public facilities goals, objectives and policies necessitated by the set forth in the Plan and development must be available conformance with the City's concurrently with the impacts Zoning Ordinance. of the development. Further, the law requires that public In 1985 the State Legislature facilities and services, enacted a series of far unless already available, are reaching amendments to the to be consistent with the Local Government Comprehensive Capital Improvement element of Planning Act, and these the local government's amendments will have major Comprehensive Plan or implications for Collier guaranteed in an enforceable County and the City of Naples. developer agreement. Under the new State law and accompanying regulations, both Thus, the 1985 amendments will Collier County and the City of mandate growth management Naples will be required to plans in Collier County and within the City of Naples 1 2 directly tied to the 1988 State deadline. A public availability of the public workshop on future land use facilities and services. has already been held by the Although this new law imposes city. A draft of the future stringent requirements on the land use element has been County and City, it also gives completed. both local governments unique opportunities for the There can be no doubt that enactment of progressive once the state accepts the growth management plans which growth management plans of the will guide the growt h of the county and City, all future County and the City well into local government land use the next century. decisions must be undertaken pursuant to the approved Both the City and the County plans. However, there are a are hard at work in order to number of non-legal comply with the August 1, 1988 constraints on future growth deadline mandated by State that should not be overlooked. law. Collier County has Growth can be constrained by appointed a Growth Management the availabilit y of Coordinator and has set up a undeveloped land, Growth Management Committee environmental barriers, made up of a number of County economic conditions which will officials. impact population migration, readiness of developers to A Citizens Advisory Committee build and availability of composed of a broad jobs. cross-section of County residents is working in close In discussing future growth contact with the County's management, the Growth Management Coordination interrelationship between committee. An extensi ve Collier County and the City of document entitled "Collier Naples can not be county Growth Management Work over-emphasized. The County's Plan11 setting forth tasks, growth policies will have a assignments and procedures by major impact within the City element has already been limits and vice-versa. It is completed. The future land for this reason that, although use task elements include the goals of growth management mapping, tabulation, analysis of the City and County may and of availability of facilities will diverge, there must be and services to serve existing maximum cooperati on and land uses, analysis of coordination as both entities character and magnitude of prepare their growth existing vacant or undeveloped management plans. Since most land, analysis of land needed of the land within the City is for future population, already developed, major establishment of goals and attention must be focused on objectives for future growth the County's future growth management and drafting of management plans and how they future land use maps . will impact the City. The City of Naples is also The Collier County Growth working to meet the August, Management Plan must have

1 3 elements relating to However, the existing point residential, industrial and rating system as described in commercial growth. Time the present Collier County frames must be established, Master Plan and as set forth bearing in mind the State in the collier county zoning mandate regarding the Ordinance should be scrapped availability of public in favor of a new point facilities and services. This rating system in full will require the County to pay conformity with the 1985 State strict attention to the Legislation, in which the new Capital Improvements Program. point rating system also takes into account the recommendations set forth Methods to implement the elsewhere in this report. County's Growth Management Plan must be viewed both in Mention must be made of the the short and long term. In availability of annexation as the near future, there is a tool by which the City of concern that before the Naples may control growth Collier County Plan is outside its borders. However, approved by the State, there we believe that an aggressive may be a rush by developers to annexation policy by the City "beat the deadline". This may will lead to needless friction have disastrous consequences between the City and County for the County's long range and may ultimately result in a growth management goals and drastic change in the policies. As a result, it is character of the City, a goal recommended that the County which we believe is not give consideration to the desired by the majority of the enactment of a limited land City residents. use moratorium which will enable the County to proceed Collier County and the City of with the drafting and Naples are faced with a number enactment of its new growth of challenges in regard to management plan without undue future growth management. One pressure from developers. issue relates to future applications for smaller In the long term, the County' s residential subdivisions. The Growth Management Plan must, sentiment has been repeatedly as mandated by State law, be expressed that the smaller tied to the availability of subdivisions have in the past public services and caused more serious land use improvements. Although problems than some of the municipalities throughout the larger ones that were United States have attempted subjected to more intense numerous growth control scrutiny. techniques such as minimum lot sizes, population caps, and The issue of vested building permit quotas, we subdivisions is also recommend continuation of the troubling. There are concept of the point rating significant amounts of acreage system as the primary within the urban area of the mechanism for the county which have "vested" as implementation of the County's far as the zoning is Growth Management Plan. 1 4 concerned, but have never been subjective criteria which are developed. Any development qualitative in nature. These within these areas must be criteria include such items as undertaken in accordance with overall design of the new subdivision and PUD subdivision, scale and design requirements. of buildings and use of quality construction In this regard, the County materials. Quality must carefully review and development can not be revise its subdivision and PUD mandated, but it must be requirements. Future pursued. developments should be reviewed not only from the perspective of the Lastly, a growth management availability of public plan for Collier County must services and improvements, but be implemented so as to also how they relate to encourage the types and environmental concerns such as locations of future water qual ity, flooding, devel opment that will be drainage as well as ecological necessary to attract a mix of preservation. These new residents to the County to environmental considerations achieve the diversity of need to be embodied in the population which is so land use regulations of the important to the future of County. both the County and the City of Naples. The PUD regulations should be revised so as to require the developer to submit proposed guidelines for physical development of the PUD. These criteria should be reviewed and modified as necessary by the County. Both PUDs and subdivisions should be so located and designed so as to form important linkages with parks, open space areas and the transportation facilities within the County. Future subdivisions and PUDs must be evaluated qualitatively as well as quantitatively. Such criteria as conformance with the Comprehensive Plan, availability of transportation, water, sewer, drainage, solid waste disposal and parks are mandated. However, there are other

1 5 The historical section lines were THE SHAPE OF surveyed across the natural environment: The sections, of one THINGS square mile each, served historically to the present as the TO COME basis for land ownership. The sections create a persistent man-made grid with no relation to The City of Naples has evolved over the natural patterns. 100 years into a quiet discreet gulfside community. Naples' distinctive charm emerges from its proximity to the gulf beaches and to the surrounding natural landscape. The quality of life that originally attracted the early settlers to Naples is the same quality which continues to attract J people to the area. I _;, The natural environment is the J \ I I basis for the quality of life in '-section Naples and Collier County. The Lines environment exists through complex ecological systems. The hydrological functions establish Historically the balance between the uplands, Consist en~ wetlands, estuaries and the Bay. Understanding the ecological Pattern of balances is required to maintain Ownership the quality of the environment as defined by the natural systems and enjoyed by so many residents and visitors. Transportation routes create a further overlay on the system. The Naples Urbanizing highways and roads generally follow Area section divisions. Natural patterns affect the circulation alignments at various points. The :Immokalee physical impact of the routes in Urbani,;ing turn both affect the natural Area systems and current and future development patterns. Utilizing transportation routes and land ownership patterns, new growth is taking place largely through Planned Unit Developments (PUDs} of Isolated Pocket varying sizes at scattered locations across the County. The land uses, form and image are largely generated by the developers and their consultants. To develop true "places" like Olde Naples, to which people have a loyalty and 1 6 sense of belonging, within the must respect the unincorporated area each PUD must regional drainage routing be related to all other PUDs, to system in order to the transportation routes and to control drainage within the natural environment, in order development areas and to to form new "places." control flooding. I. FORCES AT WORK 3. Watershed Protection - major flow-ways affecting The Environment. the Greater Naples Area originate from high land Looked at from the highway, the in the Immokalee area and environment is flat with treed and move south toward Naples grassy uplands contrasting with the Bay and the estuary mangrove edged estuaries and system. These major coastline. The dynamic flow-ways create the hydrological system of the critical balance needed Southwest Florida landscape is only for the estuarian ecology visible on closer inspection. The and upland vegetation. hydrological factors are the life Too much rechannelled blood of the landscape and fuel the water or, conversely, too varied qualities of the environment little, rapidly alters in ways essential to both the complex life cycles development and ecology. Three spawned throughout the basic hydrological factors are at estuaries and bay. The work that dramatically influence basic locations of the the shape of potential man-made principal flow-ways are environments: mapped. Development planning must preserve 1. Water Qualiti - the the continuitx and identification and interconnections of the protection of existing flow ways as well as and proposed wellfields striking the balance with is vital to sustaining the sensitive natural existing and anticipated systems determined by the population within the naturally regulated Naples area. The amounts of water in establishment of new particular flow-ways. wellfields in the Belle Meade area for the Marco A limit to the movement of growth Island community to the east is recommended based on illustrates the the county's mapping and evaluation importance of a quality of the watershed and water supply. environmentally sensitive areas on a macro scale. This mapping defines an area of predominately 2. Drainage and Flood agricultural development in the Control - Naples and Immokalee area, and a large area of Collier County are part urbanizing development to the north of an enormous and east of the City of Naples. interconnected These two areas are separated by a drainage and flowing principal flow-way moving southwest ground and surface water from the Immokalee area, through a system. All developments portion of North Golden Gate to the

1 7 North Belle Meade area. By has retained here and there a preserving this flow-way, benefits semi-rural character, while derived will include improved flood commercial strip development has control, quality of water supplies, intensified as the ~rail approaches and maintenance of the natural each city. As a consequence the visual environment. The natural roadway has been steadily widened; balance of the l ocal environment a further loss of individual city will be maintained. character has ensued, and the efficiency of u.s. 41 as a regional II. HISTORICAL DIVISIONS transportation route has been dramatically reduced. Many years The coming of the railroad led to later, Interstate 75 was built the division of the countryside several miles east of u.s. 41 to into a grid of one square mile provide a new regional limited sections. The sections became land access transportation route. I-75 ownership boundaries. The sections is now encouraging the growth have remained the common within a substantial part of the denominator of ownership to the County. The interchanges off I-75 present. As such, roadway at Immokalee Road, Pine Ridge Road, rights-of-way as well as utility and Route 951 have created access services have followed this points for growth east and west of pattern. Since the section grid the Interstate. A series of open has effectively no relationship to space corridors should be created natural systems and features, along major arterial roads from the planning must carefully balance interchanges off I-75, toward ownership patterns and Naples. transportation routes with natural system boundaries. III. TRANSPORTATION Historically towns and cities were formed on rivers and harbors to facilitate trade. Railroads expanded development in the interior of the country. Roads and airports are the dynamic generators of development. Roads and the universal acceptance of the automobile together with an affluent economy have permitted development of resort and retirement communities in once-isolated areas where natural amenities create a distinctive quality of life. Naples is such a place. The west coast of Florida has been As important as preservation of the served by u.s. 41 for generations. inland environment is, the Towns and cities grew off the u.s. preservation of the fragile estuary 41 spine. Specialized services and and bay edge of Naples Bay is retail businesses grew within each equally important. Any use of the cit y. The route between the cities bay requires careful analysis,

1 8 evaluation, and implementation of a dictated by environmental regulatory program. An example of constraints have either been a potentially risky use of the bay developed, have been approved for is the proposal currently under PUDs, or platted for subdivision consideration for an 800 boat development. As a rule, the PUDs marina. To properly evaluate such have been planned as self-contained a massive proposal, the community developments with little must first evaluate the current relationship to adjacent PUDs, or levels of bay usage and determine to any overall scheme of both its current recreational value development. The opportunity to in conjunction with its ecological appropriately develop this large sensitivity and potential stress land area in a manner that will under current and projected use create identifiable urban centers levels. A policy should then be cannot be achieved under the established which will define current approval process. future use of the bay; the first priority of such a policy should be the protection of the ecological integrity of the bay, and creating Development is approved under the the most beneficial use for the assumption that what will happen community. Any bay development will happen. Timing or development should not only be sensitive to the appears to relate only to facility constraints of the natural improvements by the County with environment, but also maintain both respect to roads, sewer and water. physical and visual openness of the bay from the land. The R/UDAT study recommends a new strategy for Planned Unit IV. SOLID WASTE Development in the County. We recommend that three or four urban In light of the extreme sensitivity centers be created within the of the natural environment and the unincorporated area, for which the potential impact of the dynamic goal would be to provide a wide growth of the area, the use of variety of services and activities, landfills for solid waste disposal and to create a sense of place is clearly inappropriate. The within their surroundings. Collier County Commissioners must Residents of the surrounding areas address the need for an efficient would come to identify with the new technology for an integrated town center, much as Naples program of resource recovery and currently retains the loyalty and waste disposal immediately. An affection of its residents. The appropriate environmentally sound urban centers would create a system should be implemented as variety of opportunities for soon as possible. employment and for social interaction, around employment centers, retail and commercial facilities, restaurants, V. PLANNED UNIT DEVELOPMENT: recreational amenities, and mixed CONCENTRATION OF DEVELOPMENT housing types. We anticipate that AROUND URBAN CENTERS one center would be located in each of the eastern, central, and We estimate that roughly two thirds southern parts of the area, along of the Countyts lands east and major arterials, well to the west north of the City of Naples and of I-75 and Route 951. contained by the growth boundary

1 9 Currently, PUDs have been approved at densities generally in the area of four units per acre, through an evaluation based on a point system established and administered by the County Planning Department. The team recommends that the County establish a new approach, based on a transfer of development rights concept overlaying both approved PUDs and unplanned lands. Each of the urban centers would be the center of a series of irregular circles or gradients defining areas of declining density surrounding the center, and constituting together an urban district: L~Ati&UJ ffA/11/IP IJYIT fi!Y&t

~ , '

Developable Area ' \ \ \ \ J

20 Urban center - 1/2 mile radius, mixed use/housing at 12 units per acre, recreation facilities Mixed housing - 1 mile radius, 7 units per acre Housing/retail convenience - 2 mile radius, 4 units per acre, recreation facilities Housing - 3 mile radius, 1 unit per acre, cluster development, open space Approved PUDs within circles of density higher than the current approved density would be able to increase their density to the permitted maximum by buying development rights from a PUD with a reduced density. PUDs in circles lower than their current approved density would receive marketable development rights for the difference between the two density standards. In addition, areas in which a mixed use was required would have minimum requirements for non-residential uses as well as minimum standards for a variety of housing types. Areas located in circles of two different densities, The purpose of the varying resulting from overlapping circles densities would be to maximize the of two separate urban districts, diversity of housing types and would receive the higher density enhance the strength and intensity designation of the two. In areas of the urban centers. By contrast, not yet planned, the density would the lower density zoning would be established by the gradient facilitate preservation of open diagram. space, lessen the pressure and impact of development on environmentally sensitive land, and create a zone of contrast between different urban centers.

2 1 The County should develop overall architectural, urban design and landscaping guidelines for PUDs, as well as other development above certain minimum limits and sizes. Based on these guidelines, developers would be required to furnish, at the time of submitting a new or revised PUD, detailed development site standards defining the landscaping, grading, road sections, recreational amenities, lighting, signage and architectural profiles for the PUD. Using these guidelines, the County can then evaluate the site concepts of each PUD in order to create a shared image and sense of identity for each district, which can then vary within each PUD.

"Multiple Center· Development Pattern

2 2 generators (shopping centers, TRANSPORTATION medical centers, and government complexes} by providing a high Transportation facilities play traffic-carrying capacity. two roles: Arterials should form a continuous, unbroken 1. Transportation moves alignment. Examples of people and goods. This is the arterial streets include most commonly defined role. Goodlette, Pine Ridge, Golden Gate, Davis Boulevard, and 2. Transportation can be Airport Road. used as a physical tool to direct and shape urban and A collector connects local suburban development. This streets to the arterial role is not widely recognized, network. Local residential but should be. With the large streets feed into collectors, projected growth in Collier which in turn connect to the County (an additional 92,000 arterial streets. by the year 2005 using the medium projection prepared by the Collier County Planning A local street provides direct Department), this role should access to adjacent property. be an important part of the effort to create the desirable A functional classification of land use arrangements streets sets the framework for necessary to create a high both traffic control and land quality of living. uses. It allows residents, business people, and public agencies to make decisions ROLES OF STREETS intelligently. Streets carry out different The following table summarizes functions in the total the roles that each type of network. When a given street street is intended to play. is asked to function in a Freeways and major arterials different manner than are designed for movement originally intended, problems while local streets are are created. designed for access to adjacent property. Arterials A freeway is a high-speed, are the links to major land high capacity route with uses. Interstate 75 and the complete access control. arterials help shape Interstate 75 is an example. development more effectively No driveway cuts are permitted than collectors and local and all intersections are streets. grade-separated. An arterial street carries both through and local traffic. Arterials connect communities and major traffic

23 ELEMENT FREEWAY ARTERIAL COLLECTOR LOCAL Service Function Movement Primary Primary Equal Secondary Access None Secondary Equal Primary Trip Length > 3 miles > 1 mile < 1 mile < 1/2 mile Linkages Land Uses Major Secondary Local Sites

Spacing 3-5 miles 1-2 miles 1/2 mile Potential to Shape Development Significant Significant Important Minor

ACCESSIBILITY FRAMEWORK Using an accessibility Transportation facilities framework and the functional provide accessibility in two classification of streets, it ways. The first is closeness is possible to specify the to central locations which are requirements for different those areas where the maximum land uses. The key is the number of activities seek intersections, because they sites. High land values are provide better access for all the result. Not all land uses except residential. activities can afford central The following table locations so they locate in illustrates the accessibility other areas, accepting requirements for different transportation and other land uses. interaction costs to overcome distance and separation. Land Use Categories Intersections Residential Commercial Institutional Arterial­ High Density community Major Arterial Shopping Institutions Centers Arterial­ Medium & Local Community Collector Low Density shopping Health Centers Centers Collector­ Low Density Local Junior Collector Shopping High Facilities School

24 Note that the above table considers transportation and land use together. This has strong management implications because transportation and land use professionals in this area (and most areas in the country) work for different agencies. The management problem is further compounded by the active roles played by federal, state, regional, county, and local agencies. We are not suggesting one comprehensive agency and we are well-aware of the coordination efforts that take place. We are stressing the importance of effective management coordination because of the large growth projected in some areas and the vital need to shape this growth. H{storically, transportation and development decisions have influenced the form and quality of life in Naples. There is every reason to believe that this will be true in the future. c The following table contains suggested design standards for arterial, collector, and local streets. ----. ------. -- -~ r' --~-- -.-JI • - .,. - l'~.g~~ :;:;.-_ ...,.t .(,/"-':~ :....---:.. · ~.-- - ~ : - ·. ~ ...; _~

-.. . ·- .- "(, -."'1,..- .... ·• • .. • •• -~

25 ARTERIAL STREET DESIGN STANDARDS Right-of-Way Width 100 to 120 feet Pavement Width 2 @ 24 ft. or 2 @ 36 feet Median Width 0 to 18 feet Type of curb vertical face Width of Sidewalks 5 to 15 feet Sidewalk to Curb Face 0 to 10 feet Minimum Sight Distance 240 to 275 feet Design Speed 40 to 45 MPH Parking None Curb Cut Spacing Note #1 Setback Note fi:2

NOTE ~1: To preserve the arterial function of outlying roads in the County (such as Highway-951), we suggest 1,000 feet. Closer-in arterials should have curb cuts spaced at least 500 feet. For arterials with existing development adjacent to them, we suggest reducing the total number and discouraging curb cuts to the extent possible. NOTE #2: For outlying roads in the County, we suggest setbacks of 100 feet to allow for frontage roads, landscaping, and building yards. For closer-in arterials, we suggest 50 foot setbacks.

COLLECTOR STREET DESIGN STANDARDS Right-of-Way Width 86 feet Pavement Width 39 feet Type of Curb vertical face Sidewalk Width 5 feet Sidewalk to Curb Face 10 feet Minimum Sight Distance 200 feet Design Speed 25 to 30 MPH

LOCAL STREET DESIGN STANDARDS Right-of-Way Width 60 to 66 feet Pavement Width 28 to 34 feet Sidewalk Width 5 feet Sidewalk to Curb Face 6 to 10 feet Minimum Sight Distance 150 feet Maximum Cul-de-sac Length 1,000 feet Minimum cul-de-sac Radius (pavement) 30 feet Design Speed 25 MPH

26 ARTERIAL STREET NETWORK approvals granted with this in mind. One important result of Arterial streets, especially this policy will be a in the County, are generally reduction in the number of spaced one to two miles apart drivers seeking informal and the right-of-way is wide bypass routes through enough to accommodate residential neighborhoods. expansion. We commend the county for recognizing the One person told us that there transportation problems, are "significant and difficult anticipating growth, and bottlenecks." Another said: making strong efforts to stay "people don't want to fight on top of the needs. commuting problems". In looking at the traffic count The major actions necessary to information, it is clear that meet future needs are: Naples is a small city with big city traffic movements on - widen pavement widths a few roads. Several as needed (usually four to six intersections have heavy lanes within existing turning movements which rights-of-way. require separate turning - acquire limited new lanes. Since the major rights-of-way to allow direction of traffic is construction of a viable one-way in the morning peak network (primarily Livingston and another way in the and Logan). afternoon peak, the number and - preserve the use of traffic lanes must traffic-carrying capacity of reflect this. The proposed arterials by enforcement of computer traffic system to tie the design standards. 28 intersections together will - change signal timing help. patterns and improve the capacity of selected Some arterial streets will intersections by means of have to be upgraded to meet turning lanes. the traffic demand. Some - encourage through residents will object to traffic to use I-75. improving the arterials by - resolve the problems adding traffic lanes, but we associated with the proposed think improvements will be Gordon River crossing because necessary. Since of the impact that this right-of-way already exists, proposal has on the East Trail additional land purchases will and the Naples central area. not be necessary. Residents and businesses will not have Making sure that the arterial to be relocated. Improving street network is used the arterial streets means properly should be a high that major through and local priority. Arterials should traffic will be on the continue to be designed to arterials rather than on the carry heavy volumes of collectors and local streets. traffic. Curb cuts, which This will help preserve provide access to adjacent residential neighborhoods. It properties should be kept to a is consistent with the minimum and subdivision sentiment expressed by one

27 resident who said: "We are Solana, the East Trail, the very protective of residential heavy turning movements at in this town". some intersections, arterial streets that don't always Properly designed arterial cross the Trail directly (they streets will help promote have a jog which causes both desirable land use patterns. Trail traffic and cross Commercial, institutional, and traffic to use the same industrial activities will section of street along the benefit by locating in areas Trail), the number and size of with good access. Residents the commercial activities (and will benefit by living in related curb cuts), the season quiet, low traffic volume peaks, and the number of residential areas, but still tourists are all causes of the have good access to congestion problems. To avoid non-residential activities. traffic, local residents who know alternat e routes tend to One phenomenon worth use them, causing traffic flow commenting on is the change in problems on some of these travel patterns among some al ternate routes. local residents during season and off-season months. The use of bypass routes has Residents say they avoid using been suggested to us as a the Trail during the sea~on, possible solution. We don't avoid making major purchases see the need for a brand new during the season, and avoid bypass right-of-way. the restaurants during the Goodlette, Airport, and season. However, avoiding the Highway-951 are all major Trail means using collector north-south a r terials which streets as arterials, and this can handle large volumes of causes extra traffic in traffic. Interstate 75 should undesirable locations on handle as much through traffic collector streets. as possible. Basic traffic engineering improvements, such The difference in peak hours as signal timing, intersection is also worth noting because improvements, and limiting the of its impact on curb cuts and medians will transportation planning. The also help. Most drivers on an typical rush hour morning and arterial street are not afternoon periods is common in driving a long distance. This the County outside of Naples. means that a bypass will The City of Naples tends to intercept the through traffic, have a late morning to early which is only a small afternoon peak period in percentage of the total. addition to the commuting peak. INTERSTATE 75 U.S. 41 (THE TAMIAMI TRAIL) There are three interchanges on I-75 now -- at Immokalee Far and away the most Rd. (Highway-846), Pine Ridge, frequently-mentioned traffic and Highway-951. An problems were locations along additional interchange at the Trail. The shift from 6 Golden Gate Parkway lanes to 4 lanes north of (Highway-886) has been

2 8 proposed and we were told that as specified in the planning funds are included in transportation plan. Its the 1988-89 budget. We think misuse as a minor arterial is that an additional interchange causing the complaints and is likely to be a good idea, problems. An aggravating because it will provide better condition is the length of access, provide a major new Crayton (from Seagate Road to gateway into Naples, and will Banyan Boulevard, a distance increase development of about 3.3 miles). If it opportunities. Accounting for were shorter, it would not be the drainage ditch east of as tempting to so many I-75 in the design and drivers. engineering is clearly necessary. Limiting the search for a solution to Crayton Road is The potential impacts of I-75 not appropriate. A better are substantial, despite approach is to make the Trail initial impressions to the function better, then look at contrary. The volume of making Crayton less desirable traffic on the interstate and as a through street, perhaps the arterial street crossings by the construction of loops will be sufficient to attract or diverters to reduce the developer interest over the total distance that it runs. long-term even though it is presently beyond the water and sewer service districts. GORDON RIVER BRIDGE CRAYTON ROAD There is a proposal to construct an additional bridge We were specifically asked to across the Gordon River. The look at the traffic flow intent is to provide problems on Crayton Road, additional east-west access which is a collector street and relieve congestion on the that runs north-south, East Trail, and help control parallel to the Trail. It is area circulation. Two a good example of a collector locations have been mentioned that is functioning as a -- (1) Central Avenue bypass to the Trail when connecting to the southern congestion levels get high. edge of the Airport and then If the Trail could handle the linking to Radio Road and (2) heavy traffic volumes a~ a 7th Avenue North connecting to good level of service (LOS c the northern edge of the or better), drivers would not Airport and then linking to seek an alternate route. Radio Road. Since the Trail becomes congested, Crayton is used. Despite the merits of the One real estate businessman proposal, several problems said: "It is tough to sell a have to be resolved. Both house on Crayton because of locations are expensive and the traffic". A neighborhood neither is included in any representative came to a federal or state funding workshop for the sole purpose program. Both locations would of calling our attention to intersect Airport Road in the problem. The proper role T-intersections which would for Crayton is as a collector force both north-south and 29 east-west traffic to use a to the shopping center). The short segment of Airport Road formal name for these (because of the jog) , and alternatives is "paratransit" there are environmental and there are thousands of impacts which would have to be examples across the country. mitigated. We were informed that there are several elderly and we cannot make a clear-cut disabled paratransit providers recommendation to either build that meet some of the need for or not build this proposed these two markets, but do not bridge until the implications have sufficient information to of resolving the problems are comment on them. clear. The traffic impacts are positive, but the We need to convey our environmental impacts and cost enthusiasm for the Dolly are negatives. Trolley. It seems to work well and help create part of the image that is Naples. PUBLIC TRANSIT Complete reliance on the private automobile is not desirable. Children, some elderly, and disabled people NAPLES AIRPORT cannot drive but have a need (and a right) to make trips. We understand that the There is a need for other question of whether to forms of transportation relocate the Airport is besides the private resolved. It will remain automobile. Having said this, where it is. The cost and time our impression is that the to build a new ai rport is densities necessary to support high, and the Southwest a regular fixed- route bus Regional Airport is 27 miles route system are not present away. in Naples . To our knowledge, no public transit system in One participant at the the country makes a profit or Transportation Workshop has breaks even. All are done extensive amounts of work subsidized. With the low on the impacts of the Airport. densities that are He raises the issues of noise, characteristic of Naples, our air-ground safety in the feeling is that a public approach zones, property transit system is not values, public health, and feasible. commitments made to bond holders and the public prior However, there are to the construction of the alternatives worth southwest Regional Airport. We considering, including car and are very sympathetic to impact van pools, employer shuttles, issues, which are common to and the informal arrangements many airports across the people make to satisfy their country. transportation needs (I'll baby sit for you twice a week The resolution l i es in in return for transportation realistic compromises. Air 3 0 · traffic is important to the economy of Naples, but airport impacts need to be recognized and mitigated. There is also a management aspect to the issue. A participatory process seems to be slow, time-consuming, and unproductive at times, but the Airport authority, residents, and business people need to recognize that each has legitimate concerns even though each group weighs them differently. It is tough to disagree with people frequently and still work with them over the long-term, but it is better than the alternatives of confrontation and litigation.

3 1 rows of trees allow the CORRIDOR location of bike routes and walking paths to be set back DEVELOPMENT ISSUES from the vehicular roadways. The ground plain should be grass with grading that appears naturaL Corridors & Arterial Approaches to Naples

The City of Naples has estab­ lished a high standard of landscaping along most of its residential streets. The landscape along avenues and streets are clean, mature and well maintained. The regional routes within the City and corridor approaches into Naples from the County lack the same sensitivity and density of landscaping. With the pressures of development in the County and the quality demands of the development market, a vigorous landscape policy is needed in the County together with a responsibility of the city to add a new dimension for landscaping and general imaging on its more "public" thoroughfares. The corridor and arterial approaches, Pine Ridge Road and Golden Gate Parkway (a new corridor), require a strong non-residential approach to the streetscape. Trees of matching variety and hedging require mass planting in multiple rows. Simplicity and boldness is more appropriate than gardenesque and timidity. If palms are used, royal palms or washingtonia or regularly Together with the strength and planted rows of sabal palms simplicity of the landscaping, are more appropriate than signage should be direct with queen palms or coconut. on clean graphics and support. corridors, back plantings of The lighting should be oak, mahogany, ficus or pine obviously safe but discreet in would give strength and foot candles and design. The dimension. Double or triple Florida Power and Light 3 2 The section of Route 41 Company might be convinced to between Golden Gate Parkway introduce an alternative to and the Four Corners is their standard fixture. The recommended to receive a new streetscape policy both in signature landscaping. That the County and within the City section of Route 41 should is strongly recommended to exhibit the "Pride of Place" initiate buried wiring for that residents present on public safety as well as their own neighbor streets. aesthetic appropriateness. The street tree planting should be distinctive, simple Signature Streets regularity of planting with hedging in t he right-of-way. Signature streets, defined on Distinctive even lighting accompanying plans, should would be appropriate. The each be defined with a lines in this section should specific image. A palm lined be buried and signalization road with oleander medians or pole mounted. Median planting an arching tunnel created by of low-flowering shrubs in ficus trees are possible mass non-residential installa­ examples. tion or grass and palms would be appropriate • ._II

Golden Gate Parkway

33 ....

Golden Gate Parkway

Gateways At the intersection of corridor streets, including Special boldly planted gateway Fifth Avenue and Route 41, an planting at the highway entry statement of date palms interchanges is recommended. would be bold and effective. M~ltiple rows of mature palm, p1ne, or leaf tree would retain the entrance image at a highway scale.

c.t+AH6of:. IN l"t.IINT MA~L.S A i f1!J~~ 11Nn~TloNS G.:>l-4~j,a.eFIHE.M£Hr

Intersection 41/Golden Gate Parkway

34 Improving Existing strip Retail Development: The strip development has grown by rezoning and uncoor­ dinated individualism. The textbook applications of curb cut consolidation and tree planting is necessary. Parking lots visible from the road should have one tree per ten cars. The trees can be planted between four cars without loss of space but resulting in a greatly enhanced environment. With car views at approximately four feet, visibility to controlled signage would not be impaired. New buildings should conform to street wall elevations of no more than three stories. At key intersections the building developers should be encouraged to create focus buildings with additional stories and intensity of use. The roof sections could rise higher if stepped back from the three story "street wall" fitting within a sixty (60) degree angle measured from the center of the nearest travelled lane, but in no case should it exceed 50 feet.

Additional strip development should be prohibited. Strip retail should be alternatively clustered in well landscaped "courts" and discreet signage. L L l 1 I I I -z,o ~D ~0

f'\..1\NTltt&,. G~NCIIE ~Ji'{QNt;' IN'Tii'C.

36 RECREATION AND OPEN SPACE

Overview Naples The existing patterns of open space Waterways in the City of Naples are non-cohesive, but there are ways to improve and expand them. The natural environment is rich and diverse providing many T opportunities. The scale of Naples makes walking, jogging,and biking enjoyable. Nevertheless, pathways and parks are limited, which affect not only the way Naples looks, but also the way it functions.

Open space and recreation are vitally important to the urban areas of Naples. Urban open space provides an organizing framework, within the City; particularly for the pedestrian. Open space can be a sidewalk, a water body, a beach or a landscaped streetscape which penetrates the urban fabric. Most importantly, with increasing visitors and County residents coming to Olde Naples, a planned open space system can direct and focus people's activities away from quiet, more private neighborhoods. Additionally, varied types of open space will create a wide diversity of activities. A bold plan for open space can attract and direct new development. The function of open space also becomes a visual, functional, and activity organizer and connector. An open space system in the County should take advantage of natural preserves, lakes, golf courses, landscaped transportation corridors and sensitive environmental areas. 37 City Wide Opportunities

There are two goals of a.n open ., ~I space system in Naples: to create a sense of place and to help join \ I ~he various sections of the City to ,flf 1ts natural amenities. \1if~ · J I r I J l I I

38 Naples Core Area Framework Diagram

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In order to establish an open space system in Naples, this plan proposes to recognize those unique characterist ics of t he City and physically or visually tie them together. 39 I

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...... , ~~' Framework . n 40 Existing access to the beach within the city needs to be retained. The County has a responsibility to both its residents and visitors to provide increased opportunities for beach access outside of the City of Naples. Parking areas need to be provided where possible at least to the same extent as in the City. If adequate parking directly at the beach is not feasible, remote parking areas should be provided augmented by a shuttle service during peak use periods. The Wiggins Pass area should be considered a candidate for additional beach access. Efforts should be made to acquire additional lands for public beaches and adjacent parking lots as well as public access points to beaches located in developed areas. Inland, attention should be given to developing sites for alternative forms of recreation. 1 ;···-\ J ./ ; t~: . .··· -~ ..... :

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<&.. Collier County : Open Space/Urbanized Area/Natural Overlay 41 County Wide Opportunities A major opportunity within the County would be a large The roadways connecting Naples to recreational park. A potential I-75 and the County will create locat ion has been identified opportunities for open space at I-75 and 951, which could be corridor development. Other open developed after the current quarry space corridors should connect operations are phased out. This isolated "urban preserves" with the park could become an alternative to macro watershed. Naples' beach and the associated inner City park system.

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42 Mechanisms property. These methods would result in certain tax benefits to The visit of the R/UDAT team to the the property owner. Similar tax City of Naples and Collier County benefits would be achieved by land has convinced us that policies donations to non-profit should be implemented by both organizations such as the Nature levels of government with regard to conservancy. the acquisition and preservation of open space and recreational lands. In regard to new subdivisions and This is probably the most important PUDs, provisions for public or heritage which the residents of private open space and recreational Naples and Collier County can leave areas are legitimate subjects for to their children. discussion. The legality of requiring open space and Both the City and the County must recreational land dedications from diligently care for and maintain developers as a condition of their existing public open spaces and approvals should be further recreational areas. As the County explored. population continues to grow, there will be more pressures exerted on Alternatively, the developer could existing open space areas and be given a choice of making a recreational facilities within the payment to the County in lieu of City. land. such payments could be accumulated in a fund which would The County should adopt an Open be utilized to acquire and develop Space and Recreation Map, new recreational sites within the identifying all current sites and County. targeting other sites for future recreational and open space Finally, the zoning ordinances and opportunities. subdivision regulations could be revised so as to incorporate Among the methods that may be density bonuses for developers who utilized by the County to acquire are willing to donate park or new recreation lands are outright recreational land to the local purchase or even condemnation. The government or allow bike paths, County may also be able to persuade walking trails or the like to property owners to donate land to transverse their property. the County or convey open space or recreational easements over their

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43 DOWNTOWN NAPLES: THE PUBLIC HEART

44 I. THE ISSUE No single area within the boundaries of the City of Naples The central downtown core of combines both the opportunity for Naples, an area that includes the heightening the quality of the Third Street South and Fifth Avenue experience offered by the shopping and business areas, the community, for both residents and area around Naples Community visitors, as well as for Hospital, extending up the Tamiami significant private investment in Trail from the Four Corners, is a the community; at the same time, no diverse and complex area in an other area carries with it a unmistakeable state of transition greater risk of undermining, even and change. It demonstrates both destroying, the unique character of the vitality of major capital the community. Come what may, the investment and market activity, as s~atus quo in this area cannot be well as the debilitating effects of maintained; major expansion and land misuse and increasing traffic development is already being congestion. More and more of the planned for downtown Naples, while area is used for land-consuming regional growth is changing the parking lots, while both sides of traditional economic basis of the the congested Route 41 are occupied area. A perception that existing by commercial uses inconsistent growth patterns will sustain the with the traditional character of quality of this area ~n the long the community. run will, in all probability, accomplish the opposite. The Fifth Avenue commercial area is in danger of losing its preeminence as one of the County's principal

45 business district. Parking and it is both an economic and traffic congestion are a major aesthetic failure. concern and a constant irritant for both residents and visitors, THIS LARGE, MIXED-USE DOWNTOWN AREA particularly during the winter NEEDS AN OVERALL CONCEPT AND months. In other parts of the DIRECTION TO GUIDE ITS FUTURE area, undistinguished, block-like GROWTH, TO PREVENT OVERDEVELOPMENT condominiums, which are replacing IN AREAS ALREADY INTENSIVELY USED, older single family homes, are TO RESTRICT FURTHER ENCROACHMENT OF damaging the character of the area NONRESIDENTIAL USES INTO without meaningfully enhancing its HOMOGENEOUS SINGLE FAMILY economic base. While the success NEIGHBORHOODS, AND PROVIDE A of the south Third street resort FRAMEWORK FOR PUBLIC AND PRIVATE commercial area is a justifiable INVESTMENT ESSENTIAL TO THE source of pride to the residents of ECONOMIC AND SOCIAL FUTURE OF the community, its success can have NAPLES AND THE GREATER NAPLES AREA. negative side effects unless carefully anticipated: traffic II. THE VISION pressures could affect residential values along heavily travelled What do we see as the features of routes between this area and Four the central core of Olde Naples? Corners. Even more seriously, its success has spawned expansion of A dramatic vitalization the commercial activity in the area of the commercial core; which, unless carefully controlled, could lead to the loss of the A definition of an distinctive character that has made enhanced civic and it a success. In other words, too institutional area; much of the same will kill the proverbial "goose that laid Reorganization of needed the golden eggn. parking through construction of carefully Institutional and civic facilities, sited and designed commercial and retail buildings, multilevel parking decks parking lots and parks occur and reduction of amount seemingly randomly within the area. of land area utilized for Scattered among residential land parking purposes; uses, they act as isolated facilities rather than as an Recognition of the integrated system; they interrupt significance of certain the continuous sweep of residential special streets, such as land use, rather than enhancing the Broad Avenue, or Sixth fabric of the community. Along and Seventh Streets north Tamiami Trail, the expansion of of Fifth Avenue, and Naples Hospital will create a major Fifth Avenue, itself. land use only a few blocks to the north of Four Corners. The area Enhancement of a more between the hospital and Fifth efficient less congested Avenue, however, is characterized traffic flow through the by low intensity, scattered area; commercial uses. This area, rather than enhancing the community, creation of a continuous visibly detracts from it. As an entrance to the center of Naples,

46 open space and parkway creating new pride in system through the core Naples as the center of of the city; key activities in a growing region, rather Creation of diverse new than fostering an housing types and introverted or attraction of new housing protectionist attitude to markets into the central the rest of the area; area, emerging from the maintain the special pedestrian scale and character of a place that convenient location to emerges from its dynamic shopping, recreation, role within the region. employment and services. This can include both Addition of diverse more expensive housing restaurant, designed to attract entertainment, and 11 "empty nesters , singles lodging facilities and young couples, and serving both visitors and affordable housing in the residents, including direction of the facilities for community hospital, oriented to gatherings, as a part of people working in retail the fabric of the central and service employment. area; Creating an atmosphere The preservation of attractive to investment historic structures, consistent with enhancing which may require the character of the mixed-use alternatives area; providing these alternatives are Attracting visitors consistent with other without extending the neighborhood uses. boundaries of existing mixed-use areas, and without negative impact III. TOOLS & MANAGEMENT on existing homogenous single family residential Creation of a special planning and neighborhoods; zoning district for the downtown area, should have clearly defined Confirming the continued boundaries for the core area and vitality of the center of exhibit flexibility within land use Naples as the regional and subdivision standards under center for special clearly defined guidelines. A commercial, financial, detailed plan for the special health, education, and zoning district should be developed resort-serving land uses; which: Permitting greater outlines the specific separation to be uses and combinations of maintained between the uses appropriate to each activities of permanent part of the district. residents and those of This plan should limit transient visitors; the growth of the Third street shopping area to

47 prevent overdevelopment. and urban design This may have the guidelines for the peripheral benefit of appearance of structures stimulating retail growth and for relationships in the Fifth Avenue area; between structures within the plan should extend the district and provides the commercial boundaries flexibility for design of the Fifth Avenue area creativity. North between 6th and the Trail and South between establishes landscape Eighth and lOth to Eighth architectural standards Avenue. Institutional to provide a cohesive and public facility uses landscape treatment for should be encouraged plant material, signage, between Cambier Park and lighting and street the hospital along Eighth furniture. Street. Residential uses of higher densities While the entire area presented should be encouraged would be a single special zoning along the proposed, new district, and would be covered by pathway and open space an overall master plan, it should systems in mixed use be clear that there would be a.reas and along the more different standards and objectives heavily travelled to govern different areas within streets. Lower the district. In particular, the residential densities area within the proposed district should be encouraged in north of Fifth Avenue would be more other areas. No change oriented toward institutional and in height limitation is community-serving uses than the recommended except in the more intensively commercial areas area between the hospital to the south. Even within the area and Fifth Avenue and north of Fifth Avenue, the area Eighth Street and the fronting along Tamiami Trail would Trail, in which case 50 be treated differently than the feet is recommended. area to the rear. In other words, the plan would have to be sensitive sets forth the scope and to the many significant structure of the open distinctions among the different space, recreation, and subareas - some a little more than pedestrian circulation a block in area - within the systems within the district. district; Establishment of a mix of establ ishes a functional development incentives and impact use plan for the street fees, as appropriate, to generate network within the district so that the parking structures traffic impacts on neighboring streets of open space dedication or single family character contribution is minimized. pedestrian linkages - establishes architectural walks and pathways

48 49 landscaping improvements litter, parking abuse, etc., affecting the provision of street entire area; furniture incentives to developers The provision of these public to incorporate parking amenities - both in the positive and open space network sense in terms of open space and effectively into project pedestrian routes, and negative in master plan. Such terms of removal of single-level incentives might include surface parking areas, is essential some form of TOR to the success of the scheme. {Transferable Development Right) within specific Application of diverse financial areas of the zone; resources for capital improvements project: donation of land to charitable corporation, incentives to developers as discussed below. to finance capital improvements; A major element of the plan for the district would be creation of a impact fees linked to capital improvement program and a measurable impacts of budget for realization of the plan. specific developments, Depending on the magnitude of this such as parking off site. budget, the municipality should explore available sources of creation of special financing, not excluding the city's taxing district and/or own bonding capability, for the tax increment financing project. district; Once the planning and incentives to encourage implementation is in place, and the location of businesses first evidence of the which contribute to implementation is visible, it is overall economic highly likely that significant development goals of increases in property values within community; the district, leading to increased ad valorem tax revenues, will utilization of parking occur. As a result, it is not revenues; unreasonable to think of municipal investment in this project as a creation of new municipal form of "seed money". revenue sources, including accomodation Establish a nonprofit charitable tax, additional sales corporation, which could be called tax, real estate transfer the "Historic Naples Development tax (within special Commission," to coordinate district) planning, fund raising, marketing, and ongoing maintenance and assessments through administration of the district. possible creation of This corporation should be a property owners broadly based organization which association to handle might include, for example, common problems, such as representatives from groups such as so the Collier county Historic l Society, the Olde Naples _j I L Association, Naples Civic Association, Hospital Board, ~------J Chamber of Commerce, and the Third Street south and Fifth Avenue business associations. In addition to its general responsibilities, the Corporation could sponsor activities to increase awareness of planning and design issues, including design competitions, awards, etc. In conclusion, we believe that execution of this project would create a new focus for the people of Naples and their community. Instead of turning their back on RETAIL BLOCK STRUCTURE the development taking place all around them, t he project would recognize and respond to the growth pressures taking place - not in a II ll way that would destroy the unique and special character of the community, but in a way that would build on that character and enhance it, while at the same time enhancing the quality of life for all its residents.

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5 1 52 housing in the area are able to HOUSING C HO ICE find housing appropriate to their needs, at prices that they can afford. As Naples and Collier County have There are, however, many households developed in recent years and have in the Naples area which do not become more and more attractive to share in the housing choices and the affluent - whether as year­ opportunities available to the round or seasonal residents - the majority. Through discussions with price of housing in the area has a variety of local officials and increased. As housing has become residents, three distinct groups more expensive, a parallel trend are identified as having unmet has increased the demand for less housing needs: expensive housing - the dramatic increase in the number of low wage Low income families living in service jobs triggered by the SUbstandard housing conditions: expansion in the area's resort and There are a substantial number of service economy. low income families, many of them black and Hispanic, living in Between 1981 and 1984, employment substandard housing conditions both in services and retail trade in Collier County (including the City within the City of Naples and in of Naples) increased by over 4,000 the county. An important group, jobs. Since 1984, some 1,500-2,000 comprised of predominantly black residents, are located in th~ ~iver jobs have been added to that total Park area where housing cond1t1ons by the opening of the Ritz-carlton and Registry resort hotels alone. are particularly bad and household The great majority of these jobs incomes low. are low wage jobs, often enabling a Low wage service employee worker to earn no more than $10,000 hOUseholds: A service job in the to $12,000 a year even in a full­ Naples area, even if full-time and time year-round job. year-round, is not enough to enable a family to obtain sound decent When one looks at the greater housing. While a family with two Naples area as a whole, it is clear full-time year-round workers may be that a wide variety housing is able to scrape enough together to available. Although housing prices buy a modest house or condominium in the city proper are generally in an outlying part of the area, a very high - with limited exceptions household where only one member has - in many of the outlying develop­ a year-round job cannot. Many of ments in the unincorporated area, these families are those headed by housing is found for sale at prices single women with children, others beginning in the low to mid $50's, are young single persons and including both modest single family couples with small children. Many houses and condominiums. Although of these residents were born and less new rental housing is being built, apartments are available raised in the local area. with prices typically in the The significance of the unmet vicinity of $400 per month for one housing needs of this population bedroom units and $500 per month extends beyond the housing issue. for two bedroom units. The Many service and retail empl~yer~ majority of middle income as well in the Naples area are exper1enc1ng as more affluent persons seeking great difficulty in finding 53 employees to fill the jobs that unable to share in the variety of have been created as a result of housing offered in the area to the the population and economic growth majority of its re~idents. in the area. More than one business While the impetus for this recom­ and community leader has informed mendation emerges from the us that unless more affordable character of the Naples community, housing can be provided, the it is also mandated by State law, economic growth of the greater as a result of the 1985 Growth Naples area - and indeed maintain­ Management Act. The criteria ing its present vitality - could be adopted by the State Department of significantly impaired. Community Affairs to implement the act require every city and county Senior citizens: Contrary to the to adopt a housing element which image many hold of the Naples area, must provide for: there are many elderly and retired residents who are not affluent and 1. Adequate and affordable who are living on limited fixed housing for both existing and incomes, often no more than their anticipated population, and Social Security. Many of these households with special families are living in small single housing needs, including family houses, many of which are rural and farmworker housing. substandard, and which they cannot maintain. The needs of lower 2. The elimination of income senior citizens are likely substandard housing to include not only affordable conditions, and the structural apartments, but also transitional and aesthetic improvement of or congregate living facilities at existing housing; affordable prices, and nursing care facilities. 3. Adequate sites for housing for low and moderate income families, and for The Issue mobile homes. [Sec. 9JS.010(3)(b}] A housing policy: The upgrading of existing housing conditions and the Thus, this recommendation, coming provision of affordable housing for as it does at a point where both those in need is a fundamental part the City of Naples and Collier of preserving and enhancing the County are preparing comprehensive quality of life in the Naples area. plans in conformity with the State Provision of affordable housing is mandate, is timely and appropriate. not only necessary to meet the needs of a substantial part of the As will be discussed further below, community - including many long this is a concern shared by both time residents - but is also City and County, and which should central to the economic vitality of be addressed forthrightly by both the area. For this reason, we City and County. While the believe that both the City of dimensions of the issue will vary Naples and Collier County should from City to County, and the extent develop and adopt strong forthright to which it can realistically be policies designed to lead to the addressed, it is still a shared upgrading of substandard housing, issue. Both governments can and the provision of decent housing contribute to meeting the afford­ at affordable prices, to the able housing needs of the greater extent feasible, for all those Naples area. 54 Addressing substandard housing Realistically, this is a goal that conditions: Both the City and may have far more potential with County should address the existing respect to the County than to the substandard housing conditions City, at least while the City is within their respective jurisdic­ contained by its present tions. The City of Naples is in a boundari es. It is not expected particularly fortunate position in that massive residential develop­ this respect since the number of ment will take place within the persons living in deteriorated City of Naples in the future. To housing is modest. The City is the extent that such development potentially in a position to does take place, however, we assemble the necessary resources to believe that this goal should be eliminate substandard conditions embodied in the process by which and provide decent affordable that development is reviewed and housing for all current city approved. residents. We believe that the City of Naples should establish a What is affordable housing? ~olicr designed to lead, within the 1mmed1ate future, to that end. The term "affordable housing" means The magnitude of the County•s different things to different problems is far greater and extends people. In a recent issue of the well beyond the Naples area. The Naples Daily News, a housing housing problems in Immokalee alone development , selling for prices are vast and will require alloca­ starting at $169,000, was headlined tion of substantial resources "luxurious yet affordable". When during the coming years. The we talk about the families County has already begun the described above, we are talking process of exploring potential about something very different. resources to address the problem of county officials have estimated the substandard housing; this is an average wage in Collier County at activity that should be extended $230 per week. Assuming that a and expanded during the coming worker earning the average wage years. works 50 weeks per year, he or she will earn $11,500 per year. A Providing for low wage households general rule of thumb is that a and senior citizens: Both the City family should spend no more than and County should adopt policies to 30% of its gross income for rent. ensure that, as population growth on that basis, that family should and housing construction takes be able to find an apartment place, a reasonable percentage of renting for no more than $288 per all new units will be affordable to month. That should include low wage households and/or senior utilities. Assuming that the same citizens. This should be in family, if it tried to buy a house, reasonable relationship to the could buy a house costing 2.5 times distribution of different household types in need. such housing should gross income, or a house costing reflect not only the distribution roughly $29,000. between young households and the We believe that the income in the elderly, but also the distribution above example is typical of many of of need among households of the households which are left out different size, including small and of housing opportunity in the large families. Naples area today. For example,

55 the median household income in the lower income housing as a condition River Park section of Naples in of approval of his development. 1980 was $9,476; increasing that by 20%, we would estimate the current Inclusionary zoning has been used median income in that area at about to generate affordable housing in $11,400, or roughly the same as the many parts of the United States, above example. Some ~ow wage most widely in New Jersey and households, particularly where California, but also in states such there is a second wage earner, earn as Massachusetts, Maryland and more, perhaps between $15,000 and colorado. Developers have found $18,000. such families might be that their developments can accom­ able to afford to buy a house modate as many as 20\ of the units costing between $35,000 and as affordable housing without $50,000, if they can come up with noticeably impairing the market­ the necessary down payment and ability of the more expensive units closing costs. Conversely, many or potential profitability of the elderly persons on Social Security, project as a whole. living by themselves, may earn no more than $5,000 per year. We believe that, under the authority provided by the 1985 Tools Comprehensive Planning Statute, the County can impose reasonable Tools for the creation of housing inclusionary requirements on opportunities for the household already approved PUDs, where groups we have identified above approval has not yet led to con­ fall into two general categories - struction. The affordability financial resources and regulatory standards for the units to be approaches. In some cases, as we required, as well as the number or will see, it is the regulatory percentage of the total to be mechanism that creates the required, should be based on a financial resources that in turn careful assessment of needs and of make the affordable housing happen. the economic impact on the various Finally, once the financial and developments. regulatory tools are in place, some entity is needed to put it all Housing trust funds: Many together - to provide the "glue" communities, including Miami/Dade for implementing the program. County, have established housing trust funds to finance local In this section, we will describe efforts to produce affordable briefly some of the tools available housing. The Florida State Legis­ to Naples and Collier County. In a lature passed enabling legislation following section, we will look in which permitted Miami and certain more detail at the particular other municipalities to impose a concerns of the River Park neigh­ surcharge on the real estate borhood in Naples. transfer tax with the proceeds dedicated to affordable housing Inclusionary zoning: An programs. Miami has used this inclusionary zoning program is one money to enable low income home­ under which a developer is granted owners to rehabilitate their homes, a density bonus to produce lower to enable lower income earners to income housing, or alternatively, become homeowners, and to assist in the developer is required to the production of affordable rental provide a certain percentage of housing. The Naples and Collier County delegation in the state 56 Legislature could work to broaden loan guarantees, to the scope of this existing legis­ enable developers of lation, so that it could be applied affordable housing to to this area. obtain conventional financing at reasonable Other communities, most notably rates; Boston and san Francisco, have imposed impact fee requirements on acquisition of sub­ the developers of non-residential standard buildings for developments, office buildings, conveyance to a nonprofit hotels, and the like, keyed to the corporation or housing number of employees added and the authority for rehabili­ increased need for affordable tation and operation as housing created as a result. These affordable housing; funds, too, can go into a housing trust fund. In addition, the City seed money, to facilitate and/or County may want to consider preparing applications allowing some developers of resi­ for federal grants under dential property, subject to existing housing inclusionary requirements, to make programs. a payment into the trust fund in lieu of producing the housing units While there are relatively few directly. For a developer building existing federal programs to assist particularly expensive housing, in provision of affordable housing, this may be an attractive there are some, including Section alternative. 202, which provide financing for housing for low income senior Trust fund money can be used for a citizens; and the Community Devel­ variety of purposes: opment Block Grant program, which provides multipurpose funds for rehabilitation loans and improving conditions of lower grants to lower income income people, including housing. homeowners, and to In the final analysis, use of such landlords of inexpensive funds is limited only by the rental housing; creativity and imagination of the community, and the skills and acquisition of land for energy of the housing professionals construction of lower and community leaders involved in income housing, as well the affordable housing program. as site preparation, soft costs, etc.; Nonprofit development corporation: Resources do not spend themselves, low interest financing of nor do regulations enforce them­ homeownership for low selves. Every successful local and moderate income affordable housing program in the households; country has relied either on a nonprofit corporation, a housing rent subsidies to enable authority, or some other public or lower income families to private entity to make the effort a live in more expensive success. We recommend creation of apartments than they can a nonprofit development corporation afford through their own made up of a combination of repre­ resources; sentatives of development, business, government and lower 57 income households to act as the nearly surround it, as well as a catalyst to carry out the lower Florida Power & Light substation. income housing programs of both On the other hand, the neighborhood City and County. is conveniently located in close proximity to employment and This organization should be ready shopping. The City has made a to undertake a wide variety of substantial investment in community activity. It should be able to make and recreation facilities in the rehabilitation loans to lower neighborhood. income homeowners, act as a non­ profit developer of new affordable One major issue is whether the housing, buy and rehabilitate housing needed by this community existing housing, and work with should be provided within this area developers subject to inclusionary or elsewhere. There is no question ordinances to ensure that the units that provision of housing in the are provided to families who need area would only serve to maintain a them, and that they remain highly concentrated pattern of affordable over time. racial segregation. In 1980, 96% of all black residents of Naples resided in the small River Park River Park census tract; 94% of all of the residents of that tract were black. It would certainly be desirable to The conditions of the River Park create opportunities for enhancing area in Naples should be addressed racial integration in the as an area of particular concern. community. At the same time, we In this area, located generally must recognize that the limited along lOth Street North, between availability of land within the the Trail and Goodlette Road, City represents a significant between 1st Avenue North and 5th constraint; it would not be desir­ Avenue North, live a substantial able to disperse a settled majority of the City's black community, particularly if that population. Nearly all the remain­ resulted in families being located ing black households in the City in remote areas without adequate live immediately on the other side access to jobs and community of Goodlette Road. services. At the same time, minority families from the area While 70 of the roughly 400 house­ seeking to live in other parts of holds that live in this area are Naples should have that well housed in the Carver opportunity. Apartments, a development constructed with assistance from The first priority should be the federal government under the rehabilitation of the existing Section 236 program, and many are apartments. We believe, based on a homeowners, roughly 200 live in two preliminary assessment, that it severely deteriorated and poorly would be more economical to maintained privately-owned housing rehabilitate these units than to developments. demolish them and build new housing on the sites. We recommend that: In addition to the severely sub­ standard housing conditions, the The nonprofit corporation neighborhood is adversely impacted mentioned above be by a variety of light industrial charged with the and warehousing operations which acquisition and 58 The City of Naples willing to sell at fair finance acquisition and market value, the City rehabilitation with a should use its condem­ general obligation bond nation powers to buy the issue. Although the land, and convey it to project will be able to the nonprofit corporation repay the obligation, by or to a housing authority making these G.O. bonds, for development of lower they will be readily income housing. marketable at a modest interest rate below 7%. In the final analysis, we anticipate that most of the funds The project should be that would be initially provided by structured in a way that the City would be repaid. If not, will enable those house­ however, the number of households holds who can to become in need is modest, and the dollar owners of their units. amount required of the City would The City would take back be equally modest. The program a mortgage on the would be well within the financial property from the non­ means of the City and would be a profit corporation and particularly valuable undertaking. would be repaid from a Many of the residents of the River combination of rent Park community are among the receipts and lump-sum longer-term residents of the City; payments when individual they have helped to build the City units were sold (either and should share in its resources as a cooperative or a and opportunities. condominium) to individual families. once the rehabilitation of the apartments has been ensured, the City and the nonprofit corporation should embark on two additional efforts: A rehabilitation loan program for low and moderate income homeowners in the neighborhood, to enable them to improve their properties without financial hardship; and A program to acquire adjacent vacant and/or industrial land in order to create sites for construction of additional affordable housing for neighborhood residents. In the event that owners are not 59 through public involvement to COMMUN.I'l;Y produce a plan that would become part of the city's 'INSTITUTIONS:· comprehensive plan and would EDUCATION·, provide guidelines for coordinating the development ARTS, CULTUR·E of arts in the city. This planning model can work equally well for a variety of A community's vitality can, in educational institutions and the opinion of many, be activities, which could measured by the quality of its potentially improve their own higher education and cultural effectiveness by combining arts programs. It is argued forces. that the integration of diverse commercial, A comprehensively planned educational, and cultural uses approach is never easy since enhances the character and the audience for cultural arts quality of a community and events is fragile; many art increases its attractiveness facilities of all types have for potential high quality experienced the indignity of economic development. empty houses and, as in the case of Eugene, Oregon, ended Availability of quality up closing a major award museums, libraries, cultural winning building because of arts facilities, adds value to the inability to cover costs. a community. Vision is needed and can be Many cities including Dallas, provided by a joint Texas; Washington, D.C.; City/County commission on the Minneapolis, Minnesota; and arts. We recommend that a Portland, Oregon; among group be appointed jointly by others, have instituted the the Mayor of Naples and the development of a "cultural chairman of the County Board arts master plan" as an of commissioners to element in its comprehensive investigate and make planning process. The recommendations to their planning activities are respective governing bodies on carried out differently in the formation of such an arts each city, but they generally agency. Consultation can be present an opportunity for sought from the National broad based community Assembly of Local Arts involvement and participation. Agencies, the Florida In Dallas, the Department of Commission on the Arts, and Cultural Affairs appointed a the National Endowment for the Blue Ribbon Panel on the Arts Arts-Local Arts Initiative. and Economic Development to do Such programs have been the job; and in Portland, studied and implemented in oregon, its the City Arts this fashion most recently in Commission. Phoenix, Arizona. Such a commission would help In each case, the publically consolidate efforts to produce appointed body was charged to quality arts programs and conduct a planning process eliminate unnecessary

60 duplication of effort between the City and County. Similarly, a joint committee should be appointed to enhance any efforts to establish a full two-year college in the area. Given the need to retain young adults in the area, the need for employee training, and the additional potential market for its services from the retirement community, having this facility in the community would be highly desirable.

6 1 1. NO GROWTH IN NAPLES/WELL PLANNED SCENARIOS GROWTH IN THE COLLIER COUNTY FOR THE FUTURE

This scenario reflects the During the preceding sections we sentiments of many community have described a wide variety of residents, based on discussions issues affecting the future of with the R/UDAT group. It reflects Naples and Collier County - the deep-seated desire to keep population growth, transportation, Naples essentially as it is, as a environmental protection, housing, community with a small-town flavor, and many others. While each of and to protect it from development these issues, and our occuring in the County. As the recommendations on how they can County would develop, Naples would best be addressed in the coming become a smaller and smaller part years, can be dealt with of the County, not only in terms of separately, they all relate to one population, but also in terms of another as elements in the future economic activity, and social and growth and direction of the Greater political influence. Naples Area. In this section we have framed four different More and more of the major economic scenarios, each of which summarizes activities - office, retail, a different but broad direction by industry - as well as the major which the City and county can seek instit utions, both public and to address that growth. private, would be located outside the City. Within the City, economic activity would become more and more oriented to tourism. In the final analysis, a "no growth" strategy will not maintain the admittedly attractive status quo, but will result in a deterioration of the level and character of economic ac•ivity taking place.

As a result of good planning and environmental protection by the County, the overall quality of life in the area will remain high. Attractive centers created around major arterial intersections, supported by public and private investment, will attract economic activity, and eventually foster a more diversified regional economic base. At the same time, sound residential development planning, coupled with the creation of an

62 attractive open space network and II. AGGRESSIVE ANNEXATION BY CITY the greater affordability of TO CREATE SEPARATE GREATER NAPLES housing in the county, will make ENTITY the unincorporated areas more attractive to energetic young This scenario refl ects a different households. Except for certain perspective, but one also widely areas which will continue to held by Naples residents; namely, attract a more diverse population that the City has a substantial by virtue of their particular stake in the way in which the charm, the City of Naples will unincorporated areas outside the continue to become more and more a City are planned and developed, and city of retirees, with the more that the City should act diverse population living in the aggressively to protect that stake. unincorporated areas. When we refer to "aggressive" annexation, we are referring to an annexation policy that is intended to extend beyond the limit of current city utility services and, indeed, is designed eventually to encompass all areas of urban-oriented development now within the County. By controlling development throughout the growing area, the City may be able to ensure that the development that takes place is more oriented toward the commercial and other centers within the current City limits, and may to some extent be able to slow or limit the extent of overall growth in the area. In view of existing PUD approvals and subdivisions, the extent to which this last goal 1 1 ·\~\\1.1''~ 1~ · ~ """~~

This scenario would, at least in the short run, represent a "low budget" alternative for the City, since it would not have to extend infrastructure, or make more than modest ongoing maintenance and repair expenditures within the existing municipal boundaries. As with any other growth alternative, the County will have to make major expenditures to provide infrastructure and facilities during the next two decades. 63 could be accomplished is likely to be modest. In addition, it should be stressed that annexation would have to take place well in advance of actual development in order for it to have more than a nominal effect on the course of that development.

The City would have to spend substantial resources, however, in terms of the bonding needed to extend infrastructure to the annexed areas beyond current utility lines, as well as substantial expansion of the City's administrative and operating capacity; it is likely that new facilities, ranging from sewage treatment plants to police substations, as well as an extended network would be required. It should be noted, however, that the City would be realizing additional revenues from the areas annexed; extensive analysis would be required before the actual fiscal impact and tax consequences of such annexation on the City's citizens can be predicted. In addition, as the population of the new larger City of Naples grew - as it would inevitably - political power, and control over financial matters, may well shift from the existing leadership toward the new center of the City's population.

Collier County, with the greater part of its growth area removed, would be likely to revert over time to something resembling its historic rural character, and County government would become a less significant factor in development decision-making within the growth areas of the County. 64 III. VITALIZATION OF CENTRAL In addition to development in the NAPLES/WELL PLANNED GROWTH IN unincorporateQ area, the City of COLLIER COUNTY Naples would carry out a major effort to take advantage of its This scenario reflects some of the particular strengths and unique considerations in both of the character to enhance the variety previous scenarios. As in the and level of activities taking first scenario, it assumes that place within its central area, Collier county will adopt a sound including the Third Street South planning and environmental and Fifth Avenue shopping protection approach to guide the districts, much of Olde Naples, and future development of the other areas including the Tamiami unincorporated areas. As a result, Trail immediately north of Four quality of life in the greater Corners up to the area of the Naples area will remain high. The hospital. The City will seek to urban area of the County will be maintain a strong economic role as characterized by the presence of one of the major centers of multifunctional centers organized activity within the greater Naples at the intersections of major area, and as a major social and arterial highways, a strong political factor in the development economic base and attractive and of the area. Increasing diversity diverse residential areas linked by in the business and cultural life an open space network. of the City, coupled with increasing variety and choice of housing, attracting a diverse population of all ages, is likely to maintain the City as an economically and socially vital communi tv.

J \ •• ).. I I / 5 ' . r .. '• I ' .....

.:. ·. 65 This scenario will require more IV. TREND GROWTH expenditures by the City than the first scenario, but fewer than the The final scenario represents an second. In order to trigger the extension of present development vitalization activities sought, the trends into the future, without any City will have to initiate a conscious redirection of those variety of activities, including trends. Within Naples, the trend planning, possible land growth scenario is much like the acquisition, creation of public first "no growth" scenario; little amenities - pedestrian systems, development will take place within open space, parking decks - to the City, except for scattered attract investment. It is likely, intensification, including however, that much or all of the replacement of single family homes initial expenditures can be by condominiums in multifamily recovered through a variety of residential zones, and increased mechanisms, including impact fees, development capitalizing on the incentives, user fees, and success of the Third street south increasing municipal revenues from shopping district. added development. Massive growth will take place outside the City, but without overall planning in terms either of creating centers of activity or integrating residential developments with non-

,...., The role of the County government is largely the same under this scenario as under the first. The development, with open space major population growth will take networks, or with one another. As place in the unincorporated areas a result, economic development will for which the county will have to be less effective and economic provide infrastructure and activities will be scattered services. Although some additional between the City and County in housing units are likely to be strip development along major created in the City of Naples under arteries and in a large number of this scenario, their number is not modest concentrations at likely to be enough to divert any intersections. substantial part of the population growth from the County. Since the The quality of life in the area may total level of regional investment deteriorate as inefficient travel may not change drastically at least patterns coupled with the increase some of the economic activity that in population will result in may move to the County under the greater traffic congestion and first scenario will be retained increased air pollution. As in the within the City, or attracted to "no growth" scenario, the economy it. of the City will become more 66 tourist oriented and more congested While the City will continue to both during the high season and off maintain a financiall y sound season, and its population position and will not, at least in proportionately more and more made the short run, have to incur any up of elderly retirees and seasonal major new expenditures, the County residents. While the absence of will experience substantial strong regional centers may enable financial strain providing the city to retain a greater share extensive infrastructure for its of total economic activity than growing population, expenditures under the no growth scenario, it that may or may not balance out in will be accompanied by more the long run by the increasing congestion and more negative impact revenues derived from that on City residents and their quality development. of life. Although the County population will be more diverse, The future is in the hands of the housing opportunities for low wage people of Naples and Collier earners and their families will be county, and their political, civic, limited and economic growth will and business leadership. It is not suffer from the shortage of too late to make decisions that employees. will fundamentally determine the course of growth in the Greater Naples Area and the quality of life for the Area's residents and visitors.

" "" , ;

• • • • •• • • • • • • • • • • .. ~ .. • • ••• •' ' • • • • • • • • • • • • • • • • • • • • • • • " • • • ®tR • ••• • • • • • • •• • • • .. • • • • • • • .. . • • • • • • • • • • • • • • • • • • • • • • = 6 7 Policy Development, Rutgers R/UDAT TEAM University, New Brunswick, New Jersey; he taught architectural design and Charles B. Zucker, AIA, Team planning at the City College Chairman of New York School of Architecture and at Princeton Charlie Zucker is Senior University. Mr. Zucker has Program Director for co-authorized the "Planning Professional Programs at the and Design Workbook for American Institute of Community Participation." He Architects in Washington. He has worked with community is a graduate of Princeton planning groups in Long University, Master in Island, New York City and New Architecture and the Jersey. University of Illinois, Bachelor of Architecture. Mr. Zucker was Chairman of R/UDAT teams in the Springfield Neighborhood, Jacksonville, Florida; and Portland, Oregon; and served as a team member on two other R/UDAT's.

Mr. Zucker was formerly Deputy Director of Design Arts Program of National Endowment for the Arts, Washington, D.C., and prior to that was a principal of an architectural firm in Baltimore, Maryland. He has particular expertise in Alan Mallach, AICP residential planning, design research and participatory Alan Mallach is an independent planning. consultant based in Roosevelt, New Jersey, providing He has taught at the Graduate professional services in School of Urban Planning and housing, planning, economic analysis and land development. 68 His expertise includes housing lectured at Harvard Graduate market and economic School of Design, Woodrow feasibility studies, land use Wilson School at Princeton, planning and zoning, social Loyola Law School and research, development of elsewhere. Among his credits affordable housing, are numerous publications on preparation of neighborhood affordable housing and zoning revitalization and law. redevelopment plans, designing and models for regional R/UDATS are not a new planning. He was graduated experience for Mr. Mallach - cum laude from Yale University this is his fifth! in 1966. Mr. Mallach's experience in social/economic planning and Joel H. Sachs public administration, especially as it relates to Joel H. Sachs is a practicing housing and land use planning, attorney and a partner in the is extensive and impressive. law firm of Plunkett & Jaffe, As Executive Director of the P.C. located in White Plains, Atlantic county Improvement N.Y., a suburb of New York Authority, he was engaged in City. He specializes in development of lower income municipal land use and housing, public facilities, environmental law. Mr. Sachs transportation facilities and a convention center for the Atlantic City area. Serving as Research Director for the New Jersey Government Study Commission, a commission of the New Jersey legislature, he supervised research studies of fiscal and social impacts of multi-family developments, planned unit developments, neighborhood preservation, and regional approaches to providing public safety and social services. From 1971 to 1973 , he was Assistant Dean of Livingston College of Rutgers University, and prior to that, held a number of positions in the New Jersey Department of Community Affairs and with the City of New Haven, Connecticut. He has been an Adjunct Professor/ also serves as an Adjunct Lecturer at New Jersey School Professor of Law at Pace of Architecture, Antioch University Law School in White Graduate Center, Rutgers Plains New York, teaching University and Fairleigh courses in municipal, land use Dickinson University. He has and environmental law. 69 Mr. Sachs received his Bachelor of Arts degree from Cornell University. He has a Doctor of Jurisprudence Degree from the University of Pennsylvania Law School and a Master's Degree from New York University of Law. Mr. Sachs previously served as a law clerk to a Federal Judge in New York City. He is a former Assistant Attorney General of the State of New York where he served as Deputy Clerk of the Bureau of Environmental Protection. Prior to entering private law practice, Mr. Sachs served as the full-time Town Attorney for the largest town in Westchester county, New York. Eric L. Ernstberger, ASLA In Mr. sachs' present position, he represents both municipal government as Eric Ernstberger is a special counsel and private principal in the land use developers. He has landscaping/landscape lectured extensively architectural firm of Rundell, throughout the United States Ernstberger and Associates on land use and environmental located in Muncie, Indiana. matters for various He is a graduate of Ball State organizations such as the University in Landscape American Bar Association, the Architecture and Environmental Practicing Law Institute, the Design. He is currently on American Planning Association the faculty of the College of and the New York State Bar Architecture and Planning. Association. Mr. Sachs recently received the Henry w. Mr. Ernstberger is responsible Heissenbuttel Award from the for management and New York State Planning coordination of design and Federation for his graphics at REA. Significant contributions to the local projects include the government in the area of waterfronts for Evansville and planning, zoning and land use. Jeffersonville, Indiana, and He has also received an award corporate developments for from the New York State Bar Magnavox, Borg Warner and Ball Association for his efforts in Corporation. He was the continuing legal education in principal designer for the the field of environmental "Cormnons" at New Indianapolis law. Zoo. currently he is landscape architectural This is Mr. Sachs' second consultant for the Indiana R/UDAT team. He previously State Capitol Complex in served on a R/UDAT team which Indianapolis. examined Carlsbad, New Mexico. 70 Mr . Ernstberger was on the Redevelopment Plan, R/UDAT teams in San Francisco Comprehensive Plan, Downtown and Niagara Falls. He is a Plan, Gateway District, and registered landscape architect boulevards and neighborhoods. in Indiana, Kentucky and Ohio. He has organized and led numerous public pla.nning workshops. His work as a private planning and architectural consultant, has resulted in three AIA Urban Design Awards. In addition to public urban design positions, Mr. Sehnert has worked in several architectural offices and landscape architectural offices in Denver and Cincinnati. Mr. Sehnert is a registered Architect in Ohio and has National Council of Ar chitectural Registration Board Certi ficate.

Paul David Sehnert, AIA Paul Sehnert is an Architect/Urban Designer with the Denver Planning Office. He was graduated magna cum laude from the University of Cincinnati with a Bachel or of Architecture Degree. Mr. Sehnert is an experienced urban designer. In Denver he has had major responsibility I for overall planning, , preparation of urban design frameworks, detailed site David W• .Ames plans and development guidelines related to the David Ames is a principal of City's Central Platte Valley both Amesco, Inc. and ..

Development Associates, Inc. Albert Rick Lamb III, ASLA in Hilton Head Island, South Carolina. He was graduated Rick Lamb is an accomplished from the University of landscape architect, Pennsylvania with a Masters practicing as a principal of Degree of Architecture and The SWA Group in Boston. He Princeton University with a holds a Master's degree in Bachelor of Arts degree. Landscape Architectures from the University of Michigan and As a developer, Mr. Ames has Bachelor's degree from the developed a number of Rhode Island School of Design. successful residential communities of varying densities on Hilton Head Island and along other locations on the South Carolina coast. Long cove Club on Hilton Head Island, an award winning project, comprises 660 acres and has generated sales of $50,000,000. He is also developing a 300 acre planned residential development outside Charleston, south Carolina. As Vice President of sea Pines Company, his responsibilities included community planning for 34,000 acres of developed land containing 28,000 dwelling units. Mr. Ames is currently Chairman of the Hilton Head Island Economic Diversification, He currently is a lecturer at Vice-Chairman of the Chamber the Center for Real Estate of Commerce, one of the Development at M.I.T., and in founding members of Hilton 1980-1981 served as Visiting Head Island Civic Association, Critic in Landscape and a member of the Island's Architecture at Harvard's Comprehensive Plan Action Graduate School of Design. committee. Mr. Ames served on From 1968-1970 Mr. Lamb was a the Bethel Island, California, Rome Prize Fellow at the R/UDAT. American Academy in Rome. Mr. Lamb has significant experience i~ resort planning and as a des~gner and project manager of residential communities and mixed-use developments. Prior to his association with The SWA Group, he was principal of his

7 2 own consulting practice, and transportation planning, city prior to that senior designer planning, public policy for Dan Kiley and Partners in analysis, and computer charge of the Paris, France modeling. He has a Master's office. He has collaborated Degree in City Planning from on award winning projects, M.I.T. and a Bachelor of Arts including Faneuil Hall Market in Political Science from the Place in Boston, Harbor Place University of Pennsylvania. in Baltimore, Alaska State Capital Competition, three As a private consultant, Mr. Intercontinental hotels in the Kuner has carried out Middle East, and Project Le assignments in more than 50 Defense in Paris. communities in 21 states. Prior to founding New Mr. Lamb is a Registered Alternatives in 1975, he was Landscape Architect in Senior Associate for a Massachusetts and Maryland, transportation planning firm -and a member of the American in Chicago and a Chief Society of Landscape Transportation Planner at the Architects. Boston Redevelopment Authority. He has worked extensively on traffic flow problems, parking in downtown areas, and related environmental impacts. Many of his papers on corridor analysis, transportation centers, transit facilities and computer models have been published in professi onal journals. Mr. Kuner is an Adjunct Professor in the Masters of Public Administration program at Illinois Institute of Technology. He has previously taught at Loyola University, and lectured at Boston University, Brandeis, Harvard, Tufts, and the University of Illinois at Chicago. This is Mr. Kuner's fourth R/UDAT1

Rick Kuner, AICP Rick Kuner is President of New Alternatives, Inc., a Chicago-based private consulting firm offering services in the areas of 73 Jeffrey Wright, Student Odalys Leonor Martinez Chairman Odalys Martinez is a student Jeff is a second-year student at the University of Miami, at the University of Miami presently completing her majoring in both Architecture fourth year in the School of and Motion Pictures. Architecture. She has worked Previously from Ft. with architects since 1984 and Lauderdale, Florida, he is presently working on CAD resides with his wife in North intergraph systems. Miami. His experience at this date includes employment with Odalys is now living in Miami the City of Miami Planning and intends to practice Dept.; Jung-Brannen architecture there. Architects, Boston, Mass.; Drummey, Rosane, & Anderson Architects, Newton Center, Mass. Most recently, Jeffrey participated on a team that Felix Pereira received an Honorable Mention as entrants in the University Mr. Pereira is a fourth year of Miami Masterplan student at the University of Competition. Miami school of Architecture. Felix's architectural interests center around his desire to further develop municipal zoning codes. After Dana Little graduation Felix plans to enter airport safety planning. Dana Little is a lifetime resident of Miami, Florida and is currently in his third year at the University of Miami School of Architecture. Elizabeth A. Piotrowski Dana's interest in architecture began at an early Elizabeth A. Piotrowski is a age through his father's first-year architecture influence and eventually student at the University of escalated into various Miami. Being a transfer drafting and design jobs student from Buffalo, New throughout high school and York, she feels the locational college years. Dana is a change has been a positive lifeguard and teaches adult aspect with regard to her swimming lessons throughout education. Her future plans the school year at the include pursuing an University and spends his architectural career in summers training parents and Florida. Presently, she is instructors in swimming safety employed at the School of and technique. Architecture and is the student representative for the University Alumni Association.

74 Christopher J. Taylor Franklin Adams Michael Arnold Christopher J. Taylor is a Hubert Howard graduating senior studying George Archibald architecture at the University Lyle Richardson of Florida. In the summer of John Graver 1986, he studied in Vicenza, Franklin C. Jones Italy, concentrating on Ann Walker sketching as a means for Trish Thompson analysis of the urban form. Steve Ball After graduation in May, he Robert Tiffany plans to work until the fall Fritz Hediger of 1988 when he will begin Jeff Perry study at Harvard University in Betty Gulacsik the Graduate School of Design. Willie Anthony Brad Estes Christopher is a resident of Herbert Cambridge Naples, son of John and Ann Charles Mohlke Taylor. Bruce Hayhoe John Passi domo Lodge McKee Harry Cunningham Almeida Evans WORKSHOP PARTICIPANTS Robert c. Demarest Donald E. Flock Michael Watkins Davud Pettrow Anthony Ridgway Charles Gauthier John Larson Missy McKim Allan L. McLeod, Jr. Jane Fitzpatrick James Dziewik wanda Jones Joan Tobin Roger Lacy Dennis Lynch Ben Wood Robert Wallace Charles Dwight Thomas Peek PARTICIPANTS IN OPEN MEETING John Conroy Byron Koste Brad Estes Clifford Barksdale Bob Schroer Scott Lutgert Dudley Goodlette David Bennett Lodge McKee Allan Slaff Al French Edward McMahon David Humphrey Scott Foster Andrea c. Brown Alden Rudd Crawford Allyn French William I. Brickman Elise Sechrist Toivo Tanunerk George Orban Mark Benedict Frederick sweitland Stanley Hole Pat Flock Chris Busk Don Flock Herbert Anderson Charlie Andrews Chris Holley Lee Robbins Jon Staiger w. T. Doar 7 5 Mitchell Rubin PERSONS INTERVIEWED Trish Thompson Ann Walker Mayor Steve Ball Aggie Dement Edwin J. Putzell, Jr. Nadya Nick Ruth K. w. Fisher Naples City council Myra J. Daniels c. M. Long Kim Anderson-McDonald Mabel Laughlin William E. Barnett Rev. Robert Laughlin William F. Bledsoe Mr. & Mrs. George Rippers Alden ·R. Crawford, Jr. Marty Bonvechio John T. Graver Jan Jones Lyle s. Richardson Jeanne Bloodgood Pat Tompkins City of Naples, Planning Advisory Marjorie Hemmer Board Michael J. Botes, Sr. Frank L. DelleLese c. Lodge McKee II, Chairman Dick Faricy Hubert Howard Almeida Evans . John Passidomo Harry cunningham Herbert Cambridge City Staff Brenda Hawkins Richard DeGette Franklin c. Jones, City Manager Willie Anthony Roger Barry, Community Development David J. Pettrow Director Chuck Mohlke David w. Rynders, City Attorney Toivo Tammerk Gerald Gronvold, City Engineer Bob Tiffany Jon c. Staiger, Ph.D., Natural David Eagleson Resources Manager Charlotte Westman Christopher Holley, Community Marion deForest Services Director Judith deF. Taves Ann Walker, Planner I Chuck Neal Trish Thompson, Planner II Woody Campbell Steve Ball, Chief Planner Barb MacMichael Collier County Commission Max Hasse, Chairman John Pistor Collier County, Planning Commission Edward J. Oates, Jr., Chairman County Staff George Archibald, County Engineer Mike Arnold, Utility Department Jane Fitzpatrick, Growth Management Coordinator Wanda Jones, Director of Housing

76 Charles Gauthier, Chief of Long FUNDING Range Planning David Pettrow, Community The Naples R/UDAT has been Development Director generously supported by funds given Missy McKim, Zoning and Planning by the City of Naples, Collier Director County, numerous organizations and individuals. Metropolitan Planning organization Jeffory Perry, MPO Staff Planner southwest Florida Regional Planning Agency Wayne Daltry, Executive Director Airport Authority Robert Tiffany

COMMITTEE FOR URBAN DESIGN (R/UDAT STEERING COMMITTEE} Alfred W. French III, Co-Chair c. Lodge McKee II, Co-Chair Edward J. Oates, Jr., co-Chair Willie Anthony David s. Bennett Brad Estes Marcia Flinn J. Dudley Goodlette Toivo Tammerk Henry Watkins, Jr. Staff: Roger J. Barry David J. Pettrow Robert Schroer WORD PROCESSING TECHNICIANS Susan L. Grippin Shirley D. Mann Jodie M. O'Driscoll Patricia L. Rambosk

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