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Commissioners approve Bentley Village PUD amendment allowing phased reinvestment and 94 new units
Summary
The Collier County Commission unanimously approved a Planned Unit Development amendment for Bentley Village that raises total permitted units from 740 to 834, adds a trip cap limited to parcels owned by the applicant, and requires enhanced northern buffering and native-vegetation retention on tracts b1–b3.
The Collier County Board of County Commissioners unanimously approved a PUD amendment for the Retreat at Naples (Bentley Village) that increases the PUD's maximum dwelling units from 740 to 834 and memorializes development standards, buffers and a trip cap for parcels owned by the applicant.
The amendment, presented by planner Bob Mulhare and Nancy Tolan of Vi (the project owner/operator), includes a net request for 94 additional units across the PUD's 208.55 acres, clarifies tract numbering (b1, b2, b3; no change to Tract A), sets a 2-way PM peak-hour trip cap applying only to the three tracts Vi owns, and documents enhanced landscape buffers along the northern border. "We're asking for 94 units as Nancy said to for a total of 834," Mulhare told commissioners during the presentation.
Tolan, who described Bentley Village as a continuing-care retirement community serving nearly 1,000 local residents, said the extra density is needed to allow incremental redevelopment and replacement of aging residential buildings over a 15- to 20-year horizon: "This increased number of dwelling units will allow us to manage that process with reduced inconvenience to the seniors." The applicant and staff said the use mix (multifamily, skilled nursing, ALF, memory care and accessory golf course) remains consistent with the original master plan and county standards.
At public comment, attorney Chris Thornton representing several condominium associations in the project's southwest raised concerns that gross-density math could shift density rights away from neighboring owners (Tract A). Staff and the applicant repeatedly explained the county calculates density by gross density for PUDs and that up to five units per acre may be available when access-point bonuses apply; planning staff recommended approval and the planning commission had made a unanimous recommendation. Commissioners asked for clarity on native-vegetation mapping and confirmed the applicant's note that preserved indigenous vegetation will be located on tracts b1, b2 and b3.
Commissioner Hall framed the proposal as a long-term, phased reinvestment rather than an immediate jump in occupied units and moved to approve the amendment; the motion passed unanimously.
The commission did not change entitlements for parcels not owned by the applicant and recorded conditions that the trip cap and buffer commitments apply only to the tracts controlled by Vi. The board closed the hearing after the vote; follow-up will be ministerial drafting of the ordinance and mapping refinements requested by staff.
