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CCPC Agenda 10/19/2023
Collier County Planning Commission Page 1 Printed 10/12/2023 COLLIER COUNTY Collier County Planning Commission AGENDA Board of County Commission Chambers Collier County Government Center 3299 Tamiami Trail East, 3rd Floor Naples, FL 34112 October 19, 2023 9: 00 AM Edwin Fryer- Chairman Joseph Schmitt, Environmental - Vice-Chair Paul Shea, Environmental - Secretary Christopher Vernon Robert Klucik, Jr. Randy Sparrazza Chuck Schumacher Amy Lockhart, Collier County School Board Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on an item if so recognized by the chairman. Persons wishing to have written or graphic materials included in the CCPC agenda packets must submit said material a minimum of 10 days prior to the respective public hearing. In any case, written materials intended to be considered by the CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the public hearing. All material used in presentations before the CCPC will become a permanent part of the record and will be available for presentation to the Board of County Commissioners if applicable. Any person who decides to appeal a decision of the CCPC will need a record of the proceedings pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. October 2023 Collier County Planning Commission Page 2 Printed 10/12/2023 1. Pledge of Allegiance 2. Roll Call by Secretary 3. Addenda to the Agenda 4. Planning Commission Absences 5. Approval of Minutes A. September 22, 2023 CCPC Meeting Minutes 6. BCC Report - Recaps 7. Chairman's Report 8. Consent Agenda 9. Public Hearings A. Advertised 1. PL202300012389 - (GMPA) - Government Public Services Residential Tourist and Commercial Subdistrict - An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance no. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Government Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Master Plan Element of the Growth Management Plan to limit the uses on the 6.16± acres identified as Parcel 2 by allowing hotel/motel or timeshare or multi-family or commercial uses; by changing the multi-family use on parcel 2 to a maximum of 215 rental units or 35.25 rental dwelling units per acre instead of 16 dwelling units per acre; providing 22.8% [49 units] of the multi-family rental units on parcel 2 will be rented to households whose income qualifies for affordable housing with 24 units at 80% or less the Area Median Income for Collier County and 25 units at 100% or less the Area Median Income for Collier County, all subject to corresponding rent limits; and the remaining 77.2% [166 units] will be rent-restricted at a rent permitted for households whose income is up to 120% of Area Median Income for Collier County. The subject property consists of 20.1± acres and is located on the south side of Golden Gate Parkway approximately ½ mile west of Collier Boulevard in Section 27, Township 48 South, Range 27 East, Collier County, Florida; furthermore, directing transmittal of the adopted amendment to the Florida Department of Commerce; providing for severability and providing for an effective date. (Companion Item PUDA PL20230012392) [Coordinator: Rachel Hansen, Planner III] October 2023 Collier County Planning Commission Page 3 Printed 10/12/2023 2. PL20230012392 - Golden Gate Golf Course RT Tract PUDA - Amendment to Ordinance Number 2022-13, the Golden Gate Golf Course Mixed-Use Planned Unit Development (MPUD), by limiting the uses on the +/-6.16 acre Residential Tourist (RT) Tract to allow hotel/motel or timeshare or multi-family or commercial uses; to change the allowed multi-family use on the RT Tract to a maximum of 215 rental units; to reduce the minimum floor area per multi-family rental dwelling unit to 250 square feet on the RT Tract subject to the occupancy standards in Ordinance No. 2004-58, as amended. Of the 215 dwelling units, 49 units will be income-restricted as affordable. The property is located on the southwest corner of Golden Gate Parkway and Collier Boulevard in Section 27, Township 49 South, Range 26 East, Collier County, Florida consisting of +/-171.6 acres. [Coordinator: Ray Bellows, Zoning Manager] (Companion to GMPA-PL20230012389) 3. PL20220006512 - FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA - A Resolution of the Board of County Commissioners proposing an amendment to the Collier County Growth Management Plan, Ordinance 89-05, as amended, specifically amending the Future Land Use Element and Future Land Use Map to change the land use planning period to 2023-2045; and directing transmittal of the amendment to the Florida Department of Commerce formerly the Florida Department of Economic Opportunity. [Coordinator: David Weeks, AICP, Senior Project Manager] B. Noticed 10. Old Business 11. New Business 12. Public Comment 13. Adjourn 10/19/2023 COLLIER COUNTY Collier County Planning Commission Item Number: 5.A Doc ID: 26871 Item Summary: September 22, 2023 CCPC Meeting Minutes Meeting Date: 10/19/2023 Prepared by: Title: Operations Analyst – Planning Commission Name: Diane Lynch 10/06/2023 6:07 PM Submitted by: Title: Department Head - GMD – Growth Management Community Development Department Name: James C French 10/06/2023 6:07 PM Approved By: Review: Planning Commission Diane Lynch Review item Completed 10/06/2023 6:08 PM Operations & Regulatory Management Donna Guitard Review Item Completed 10/10/2023 5:15 PM Zoning Diane Lynch Review Item Skipped 10/06/2023 6:01 PM Zoning Diane Lynch Review Item Skipped 10/06/2023 6:01 PM Zoning Mike Bosi Review Item Completed 10/11/2023 7:40 AM Growth Management Community Development Department James C French GMD Deputy Dept Head Completed 10/11/2023 11:58 AM Planning Commission Ray Bellows Meeting Pending 10/19/2023 9:00 AM 5.A Packet Pg. 4 September 22, 2023 Page 1 of 103 TRANSCRIPT OF THE MEETING OF THE COLLIER COUNTY PLANNING COMMISSION Naples, Florida September 22, 2023 LET IT BE REMEMBERED that the Collier County Planning Commission, in and for the County of Collier, having conducted business herein, met on this date at 9:00 a.m., in REGULAR SESSION in Building "F" of the Government Complex, East Naples, Florida, with the following members present: Edwin Fryer, Chairman Joe Schmitt, Vice Chair Paul Shea Chuck Schumacher Christopher T. Vernon Amy Lockhart, Collier County School Board Representative ABSENT: Robert L. Klucik, Jr. Randy Sparrazza ALSO PRESENT: Raymond V. Bellows, Zoning Manager Mike Bosi, Planning and Zoning Director Heidi Ashton-Cicko, Managing Assistant County Attorney Derek Perry, County Attorney's Office 5.A.a Packet Pg. 5 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 2 of 103 P R O C E E D I N G S MR. BOSI: Chair, you have a live mic. CHAIRMAN FRYER: Thank you, Mr. Bosi. Happy Friday, everyone. And to those of you who were here on Thursday, just consider this an extension of your very long day yesterday. COMMISSIONER SCHMITT: Terri. CHAIRMAN FRYER: Welcome to the September 22, 2023, meeting of the Collier County Planning Commission. Everyone please rise for the Pledge of Allegiance. (The Pledge of Allegiance was recited in unison.) CHAIRMAN FRYER: Mr. Secretary, please call the role, sir. COMMISSIONER SHEA: Chairman Fryer? CHAIRMAN FRYER: Here. COMMISSIONER SHEA: Vice Chair Schmitt? COMMISSIONER SCHMITT: Here. COMMISSIONER SHEA: Secretary Shea is here. Commissioner Vernon? COMMISSIONER VERNON: Here. COMMISSIONER SHEA: Commissioner Klucik? (No response.) COMMISSIONER SHEA: Absent. Commissioner Sparrazza, absent. Ms. Lockhart? MS. LOCKHART: Here. COMMISSIONER SHEA: We have a quorum of five out of seven, sir. Thank you. And the two absent, their absence is noted and excused. (Commissioner Schumacher is present in the boardroom.) CHAIRMAN FRYER: Next we come to the addenda to the agenda, and before I call on Mr. Bellows, Mr. Mulhere, on behalf of his client, has requested us to consider reordering the agenda in order to hear his matter first since he believes it can be disposed of in short order, 15 or 20 minutes. And I told him we would certainly discuss his proposed addendum to the agenda. And so with that, Mr. Mulhere, please approach. And let's hear from you, sir. MR. MULHERE: Thank you. Let me just pull this up. MR. YOVANOVICH: I think you're approaching to ask. MR. MULHERE: Yeah, that's what I'm doing, but I'm hoping it's favorable. Anyway, I think this will be relatively short, maybe 10 or 15 minutes. I'll summarize. I have a full presentation, but I can summarize that for you. CHAIRMAN FRYER: We don't need to hear it now, the summary. MR. MULHERE: Right, I got it. CHAIRMAN FRYER: So you think 10 or 15 minutes? MR. MULHERE: Yes. CHAIRMAN FRYER: All right. Anyone here in the audience going to want to speak on the NCH matter, North Naples? (No response.) CHAIRMAN FRYER: Okay. Now, I'm going to quickly ask members of the 5.A.a Packet Pg. 6 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 3 of 103 Planning Commission. If anybody has any significant issues to raise that might take some time to resolve, I'd like to hear from you now, because -- in keeping with the expectation of everyone who comes to these meetings that we do go in the published order. Seeing none, then I would entertain a motion to reorder the agenda so that we hear the NCH North Naples facility matter first. Is there a motion? COMMISSIONER SHEA: So moved. COMMISSIONER SCHUMACHER: Second. COMMISSIONER SCHMITT: Second. CHAIRMAN FRYER: Any further discussion? (No response.) CHAIRMAN FRYER: If not, all those in favor, please say aye. COMMISSIONER VERNON: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Thank you. That will be heard first then, Mr. Mulhere. MR. MULHERE: Thank you. CHAIRMAN FRYER: Thank you very much. Now, I also want to make a quick comment about the AUIR which is -- which had been on our agenda for our next meeting, October 5. That -- that is always something that we approach with some degree of uncertainty, because it is -- our role in the evolution of that has evolved over time. Back when I came on this board, we would spend one, two, or sometimes even three sessions going over, and we delved into it with excruciating detail. I'm not totally sure that that's what the Board of County Commissioners wants us to do, but until we hear otherwise, from my perspective, I think we need to continue to delve just as deeply into it as we always have, recognizing that it may spill over onto a second meeting. And having said that, the plan is this: Staff is still working on it, and the very senior most levels of staff still have issues that they want to resolve. And so we're going to -- that's going to be scheduled not on October 5 but actually on November 2nd. Now, within that context, those of you who were with us on -- in 2021 may remember that in October 2021, when we considered and acted on the 2021 AUIR, there was considerable expression of a point of view from up here that -- that we really aren't having sufficient time to review the materials. Two weeks is just not enough to go through what comes in at around 500 pages, and it's 500 fact-filled and, in many respects, complicated pages of material. So I've asked staff, and staff is going to make its best efforts to get the final product to us within 30 days before November the 2nd but may not be successful in doing that because of some final touchups and review by staff, and if that's the case, we may get a penultimate version within 30 days, or before 30 days, and then perhaps some addenda, if necessary, that we can consider on a shorter time frame. So I wanted to alert the Planning Commission that we are following up with the 5.A.a Packet Pg. 7 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 4 of 103 expressions of concern from two years ago, and we're going to allow ourselves a longer time, but along with that, we may have to consider an addenda coming in within two or possibly even one week before our meeting. So does anybody have any questions, comments, or concerns about that approach? COMMISSIONER SCHMITT: I'd just make a comment. CHAIRMAN FRYER: Please go ahead. COMMISSIONER SCHMITT: You know, as the local planning authority, I believe it's always been the design of the Board to have this body review that in great detail. I know the Board really typically does not. They have in the past trusted our opinion, and, of course, we are the ones that tend to validate it because it becomes the basis and the underpinnings for a lot of our decisions because of -- part of the staff's review, they refer to the various levels of service that are identified throughout the AUIR. So I think it's important for us to spend time to do it, and I just thought I'd pass that comment. CHAIRMAN FRYER: Well, I agree, and unless there is some disagreement up here that we need to contend with, let's just assume that when this comes to us it's going to receive the same level of attention that we give rezones and other matters. Mr. Bosi. MR. BOSI: Chair, Mike Bosi, Planning and Zoning director. Just to let you know that we have made some efforts to streamline the process, and the current iteration of the AUIR right now is only 230 pages. So we've got a subsidence of reductions. CHAIRMAN FRYER: So for that, you want two weeks instead of four weeks to us? MR. BOSI: No, we -- I was just looking at the calendar, and I think we're pretty confident we can get you an AUIR that has been blessed by the administration by October 5th, and that will give you four full weeks before the November 2nd meeting. CHAIRMAN FRYER: That sounds good. COMMISSIONER SCHMITT: So I trust that reduces our overtime pay. MR. BOSI: Yes, yes. CHAIRMAN FRYER: Divides it by one. Commissioner Vernon. COMMISSIONER VERNON: Yes. And I may be confusing -- but I think it was the AUIR in which we -- at least I talked about, and I think everybody agreed with me, no matter what approach, I kind of felt like we were reviewing all 230 pages in detail and not really effecting any change. And I think it came up, which may sound in the big picture like a minor issue, but libraries, I think it came up. And I believe that I had proposed, and I think I got a lot of agreement, that we should kind of highlight a couple of issues we may want to dig into so we're not quite so perfunctory and we're at least having some thought process on how to make it better. Am I correct that's a -- does anybody recall that? CHAIRMAN FRYER: I do recall it. I went back and looked at the minutes. And much was made of that, and you led that conversation, and it was a good one. I think the thrust of it is that people aren't using paper books as much anymore, and so perhaps the same amount of square footage isn't necessary for library space. COMMISSIONER VERNON: And it doesn't need -- just to finish the thought, it doesn't need to be the library issue. I'm simply saying, I think I would defer -- I would 5.A.a Packet Pg. 8 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 5 of 103 defer to you, Mike, and your team in terms of what should we be kind of taking a hard look at that you may really want our input, not to negate that we're going to look at the whole 230 pages. But I'd kind of like to pick a topic. And we may say, we can't improve upon this, but let's pick one, if we're going through the process anyway. I mean, that's why we're here, not to just rubber stamp it, right? CHAIRMAN FRYER: Right, absolutely. COMMISSIONER VERNON: So I propose that we kind of blend that into the process. MR. BOSI: And I would say one of the functions that the Planning Commission provides to the Board of County Commissioners -- and I think the audience is hearing "AUIR," and they probably wouldn't understand what that means, but it talks about the level of service, the level of service you have for libraries, for roads, for your utility systems, for parks, government buildings, EMS, all the different things that make up the infrastructure that we provide from a general county purpose government, and, really, it's the level of service. What's the appropriateness of the level of service? And I think the Board benefits. And libraries would be one, and we spoke a little bit with the chair about it. Maybe a recommendation on the level of service that you feel that maybe needs looked at, adjustments, those type of things, because that's really where the input for the Planning Commission, I think, has value to the Board of County Commissioners in terms of things that you think need to be looked at or scrutinized a little bit more just from that level-of-service standard to say, are we providing enough or are we providing probably too much, or are we at the right level. COMMISSIONER VERNON: Well, I would propose -- Mr. Chairman, if I can -- CHAIRMAN FRYER: Go ahead, please. COMMISSIONER VERNON: I would propose you pick -- staff pick one to three topics that we can dig into a little bit. I'm just trying to avoid where we're changing pronouns, or whatever, through 230 pages. Pronouns probably wasn't a good word to use, but we're changing -- CHAIRMAN FRYER: Not in this day and age. COMMISSIONER VERNON: -- ands and ors or whatever. I want to have some impact is what I'm trying to say. And we can't dig into every issue, and I don't want to dig into every issue, but just to pick -- like I said, if you propose two or three, maybe we pick up one of them and say, okay, let's spend an extra half hour on this, an hour on this. Let's think about it before we get to the meeting. Let's see if we can come up with something better. MR. BOSI: Agreed. CHAIRMAN FRYER: Let's do this -- since it's not coming on in October 5, maybe if there's any further developments or further thinking on the part of staff about how this should be presented, give us a report at that meeting, if you would, please, sir. Thank you. Commissioner Shea. COMMISSIONER SHEA: Just as a follow-up, one of the biggest issues that we deal with on a regular basis that we probably know the least about, except for maybe Joe and the Chairman, is transportation. I would like to see us spend more time on transportation and get a little -- delve into it a little bit more, because it's going to come up today. It comes up every single meeting, and we don't -- we understand it because we sit 5.A.a Packet Pg. 9 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 6 of 103 out there in the traffic like everybody else, but we don't understand the long-range planning part of it, and I'd like to see us spend more time on that. That would be helpful to me. CHAIRMAN FRYER: Thank you. All right. Moving -- oh, addenda to the agenda. Anything further, Mr. Bellows? MR. BELLOWS: No other changes. CHAIRMAN FRYER: Okay. Thank you. Planning Commission absences. Our next -- our next meeting is October 5, 2023. Anybody know if he or she will not be able to attend that meeting? COMMISSIONER SCHMITT: I just have a -- to affirm, again, my understanding that the Fiddler's Creek PUD amendment will be coming on that day, and I will have to recuse myself from voting on that. CHAIRMAN FRYER: Okay. Is that -- COMMISSIONER SCHMITT: So I don't know if that puts in predicament -- CHAIRMAN FRYER: I don't think it's coming up. MR. BOSI: It is not scheduled for the 5th. COMMISSIONER SCHMITT: It is not, okay. I saw it on the -- I thought it was on the notes coming the 5th. All right. Thanks. CHAIRMAN FRYER: So we'll see you on the 5th? COMMISSIONER SCHMITT: Yeah, I'll be here. I was just going to have to -- CHAIRMAN FRYER: I understand. COMMISSIONER SCHMITT: -- just one voting member less, and it may put you in a predicament so -- okay. CHAIRMAN FRYER: Thank you. Thank you, Vice Chair. All right. So we're good on October 5. The next meeting after that would be October 19. Anybody know if he or she will not be able to attend that meeting? (No response.) CHAIRMAN FRYER: And, again, I don't know about Fiddler's, but we understand where you're going to need to come from when that arrives. COMMISSIONER SCHMITT: Yeah. CHAIRMAN FRYER: Okay. Thank you very much. Now we go to approval of the minutes. We have one set in front of us today, and those are minutes of our August 17, 2023, meeting. Any corrections, changes, or additions? (No response.) CHAIRMAN FRYER: If not, I'd entertain a motion to approve. COMMISSIONER SCHMITT: Motion to approve. CHAIRMAN FRYER: Is there a second? COMMISSIONER SCHUMACHER: Second. CHAIRMAN FRYER: Further discussion? (No response.) CHAIRMAN FRYER: If not, all those in favor, please say aye. COMMISSIONER VERNON: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. 5.A.a Packet Pg. 10 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 7 of 103 CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Thank you very much. BCC report/recap, Mr. Bellows? And before I turn it over to you, sir, I want to announce with a word of congratulations on behalf of the entire Planning Commission for the unanimous re-appointment of our two commissioners, Commissioner Schmitt, Commissioner Shea, who were unanimously reappointed to the Planning Commission. (Applause.) COMMISSIONER SCHMITT: What were you thinking? CHAIRMAN FRYER: Well, we're -- obviously, you're a very important part of this process, and we're very, very glad that you'll be with us for another four years. So thank you and congratulations. Mr. Bellows. MR. BELLOWS: Yes. On September 12th, the Board of County Commissioners approved on the summary agenda a scrivener's error for the SRA for Ave Maria. There was a scrivener's error there that was corrected. And then they also approved a settlement for a HEX approval decision. That was also approved on the summary agenda. CHAIRMAN FRYER: Thank you. And if the Planning Commission will indulge me, I'm going to ask Mr. Bellows or Mr. Bosi for a very, very quick, one sentence or two, report as to the outcome of last night, because it was not televised beyond three hours. COMMISSIONER SCHMITT: I don't think either of them were here till 2:00 in the morning. MR. BOSI: I have to admit, Chair, I was asleep. I wasn't here. CHAIRMAN FRYER: I'm sorry. And I didn't warn anybody about that. All right. No problem. I have -- COMMISSIONER SCHMITT: Terri will fill us in. CHAIRMAN FRYER: Terri was here, that's for sure. Okay. All right. Well, then, so moving on, Chairman's report, none today. Consent agenda, none today. ***Public hearings, and with the reordering, we'll go to PL20230003895, the North Naples Medical Park CPUDA. All those wishing to testify in this matter, please rise to be sworn in by the court reporter. THE COURT REPORTER: Do you swear or affirm the testimony you will give will be the truth, the whole truth, and nothing but the truth? (The speakers were duly sworn and indicated in the affirmative.) CHAIRMAN FRYER: Thank you very much. Ex parte disclosures from the Planning Commission, starting with Ms. Lockhart. MS. LOCKHART: Staff materials only. COMMISSIONER VERNON: No disclosures. COMMISSIONER SHEA: Staff materials only. CHAIRMAN FRYER: Matters of public record, meeting with staff, and a communication with representative of the petitioner. COMMISSIONER SCHMITT: I had a phone conversation with Bob Mulhere, representative of the commissioner [sic]. COMMISSIONER SCHUMACHER: Staff materials, site visit, and telephone 5.A.a Packet Pg. 11 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 8 of 103 conversation with Bob Mulhere. CHAIRMAN FRYER: Thank you. Is that it? Okay, good. All right. Mr. Mulhere, you have the floor, sir. MR. MULHERE: Thank you. Appreciate the opportunity to present this first on the agenda. With me this morning, Jack Ulrich, who is the executive director, and it wouldn't be a presentation by me if there wasn't a typo. That's not "cooperate"; that should be "corporate" real estate. Mark Shannon with Studio Plus, who is the project architect and the project manager; Terry Cole, who works with me, is the civil engineer; and Norm Trebilcock did our traffic analysis. I'll make this a summary presentation. What you have before you is the zoning map. We're talking about the North Naples Medical Park PUD, which is this PUD, kind of triangular-shaped PUD right here, which is immediately adjacent to the Collier Health Park or health center PUD, which is where the NCH North campus is located. We're talking primarily -- the improvement that we're talking about, which is a hospital for special surgery for orthopedic surgery, is on Lot 6 and 7, which is located by the star, fronting directly on Immokalee Road. This is just an aerial. The great benefit to this is that it's all part of a singular campus. There's a parking garage and surface parking and pedestrian access throughout the project from the proposed hospital for special surgery to the balance of the campus, which is great, because there's transit that's available and employment opportunities. I will note that the two buildings that were located on Lots 6 and 7, one of which was the Bear's Den Childcare, have been demolished. The hospital has made other arrangements for childcare in the same area. And we'll expeditious -- assuming we get this approved, we'll expeditiously move with construction. I just wanted to point out that this PUD was an older PUD, and -- excuse me -- it -- the actual plat and construction is somewhat different than the original PUD. We worked with the County Attorney's Office to make various changes to the master plan to reflect what actually exists, including the preserve areas. There was sort of an odd allowance in this PUD that allowed those lots fronting on Immokalee Road, which is 7, 6, 5, and 1, to include the area that they were providing to the county for widening years ago, of Immokalee Road, into the FAR calculation. Rather than carry that forward, we simply did the math and increased the FAR for those lots so that it's no longer confusing. This is just a couple of exhibits showing the location, and renderings. And so I'll just list the changes, and I have one additional change to put on the record. So we've up -- as I said, we've updated the master plan. We are increasing the maximum leasable floor area from 150,000 to 205,000. That is -- that increase is entirely for the hospital for special surgery. This change will minimize impacts on the arterial network system, if that was to be located elsewhere. We retained all the development rights without impacting them for the other lots that aren't owned by NCH in the PUD. There are a couple of minor setback deviations or variances, so allowing for a zero-foot setback along the western boundary of Lot 7 because it's immediately adjacent to the campus, allowing for a 25-foot setback for Lots 6 and 7 from Immokalee Road, and a 16-foot setback in a couple of locations along 5.A.a Packet Pg. 12 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 9 of 103 Medical Park Boulevard. We are establishing a maximum total daily trip generation for Lots 6 and 7 only, because we didn't -- we really couldn't affect the other lot owners in this process. That's 294 two-way p.m. peak-hour net trips. Again, we retain the FAR for Lots 2, 3, 4, 8, 9, and 10. We increased the FAR for 1, 5, 6, and 7 that front on Immokalee Road. And we are -- the structure will be within the existing PUD 50-foot height limitation. The building was designed to not impact the existing heliport and to meet the elevation requirements for medical facilities. And this just shows you the existing PUD master plan and then the actual platted delineation on the master plan, the changes that we've made to reflect that. I did have one change. I'll see if I can go to the visualizer. Thank you. I had a conversation with the Chairman. The way the language read, SIC Code 8069 was a conditional use, and 8069 is hospitals for special surgery, so we've made that a permitted use. Within the SIC code, alcohol and drug addiction rehabilitation hospitals are allowed. It was requested that we remove that. I spoke to Mr. Ulrich. There was no problem from NCH's perspective. They don't do those kinds of activities, and so we've added a phrase to exclude alcohol and drug addiction rehabilitation hospitals. And that's my summary presentation. I and the team are here to answer any questions that you might have. CHAIRMAN FRYER: Thank you. Planning Commission? (No response.) CHAIRMAN FRYER: No one is signaling at this point, and the one issue I had has been resolved, as Mr. Mulhere indicated. So with that, we'll turn it over to staff. MR. BOSI: Mike Bosi, Planning and Zoning director. Staff has reviewed the petition and its consistency with the Growth Management Plan, is recommending approval. Just would note that this use on its own would not be consistent with the Growth Management Plan, but because of the location of the hospital and the provision that we have within the GMP that allows for support systems for the hospital's benefit within a mile of the hospital, that's how this PUD originally gained its approval, we see this functioning almost as an expansion of the NCH campus, and we are fully in support of the proposal. Any questions that you may have? CHAIRMAN FRYER: Thank you very much. Planning Commission? (No response.) CHAIRMAN FRYER: No one is signaling. Vice Chairman. COMMISSIONER SCHMITT: Yeah. I'm going to make a motion to approve. I noted that there was no one at the public -- the NIM, neighborhood information meeting. There appears to be no objection. Highly supported. And I'm ready to make a motion if you -- CHAIRMAN FRYER: You may, and I'm going to call for speakers. COMMISSIONER SCHMITT: Oh, speakers, yes. CHAIRMAN FRYER: And there are no registered speakers; is that correct, Ms. 5.A.a Packet Pg. 13 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 10 of 103 Padron? MR. SABO: Mr. Chairman, that is incorrect. We did get one, Julie Guerra. CHAIRMAN FRYER: All right. Let's ask for Ms. Guerra to approach. MS. GUERRA: I just had one question. What provisions -- CHAIRMAN FRYER: Tell us your name and spell your last name. MS. GUERRA: Julie Guerra, G-u-e-r-r-a. CHAIRMAN FRYER: Thank you. MS. GUERRA: What provisions are you making for parking? The parking is very congested in that area. The patients at the old NDIC facility, which is where the proposed building is going up, we're all parking across the street on the empty lot, and now you're changing the setback from 25 feet to 16 feet on Medical Boulevard. So I would like to find out about the parking and what provisions are being made to make sure there's adequate parking. CHAIRMAN FRYER: Thank you. Mr. Mulhere, do you want to answer that, please, sir? MR. MULHERE: Sure. And I will get to that in one second. I just wanted to point out to you the only locations are very minimal. They're just these two points of the building, if you can see on the visualizer, that the setback is reduced to 16. There is surface parking here, and there's a four-story parking garage -- five-story parking garage just to the west, and we've made pedestrian connections to that parking garage. So there's actually more than the required amount of parking on the site. CHAIRMAN FRYER: Thank you. Vice Chairman. COMMISSIONER SCHMITT: Yeah. I just want to point out, I need staff to affirm that as far as there's been no request, and from the petitioner as well, there's been no request for a parking exemption in this. MR. MULHERE: Right. COMMISSIONER SCHMITT: And staff to affirm that when this comes in for Site Development Plan, that staff will review in accordance with the Land Development Code to assure that all parking -- required parking spaces are identified; is that correct? MR. BOSI: Correct. Staff and Ms. Cook's staff will review the Site Development Plan amendment and review the existing or the modified PUD for compliance within the parking standards as well as the LDC for parking standards. COMMISSIONER SCHMITT: Because I have to -- Bob, I have to assume that some of the parking that may have created the problem was the existing uses on the site. Now those are going to be gone. MR. MULHERE: True. COMMISSIONER SCHMITT: That parking will now be integrated and incorporated as part of this use, so -- but the net result is no parking exemption. All requirements for the number of parking spaces will be identified and should be for the entire PUD. MR. MULHERE: Correct. COMMISSIONER SCHMITT: Okay. CHAIRMAN FRYER: Thank you. COMMISSIONER SCHMITT: Does that answer your question? I think it -- I just want to make sure. 5.A.a Packet Pg. 14 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 11 of 103 CHAIRMAN FRYER: She's nodding yes. Thank you. COMMISSIONER SCHMITT: Okay. CHAIRMAN FRYER: Do we have any further registered speakers? MR. SABO: Mr. Chairman, there are no other speakers. CHAIRMAN FRYER: All right. Thank you. Anybody who is in the room who's not registered but, nonetheless, wishes to be heard in this matter, please raise your hand. (No response.) CHAIRMAN FRYER: Seeing no hands being raised, I'll turn it over to the vice chair, who wants to make a motion. COMMISSIONER SCHMITT: I'll make a motion to approve PL20230003895 as written with no other adjustments or amendments other than what was identified on the visualizer, that small change as far as drug and alcohol rehabilitation. CHAIRMAN FRYER: Thank you. Is there a second? COMMISSIONER SCHUMACHER: Second. COMMISSIONER SHEA: Second. CHAIRMAN FRYER: And I'll point out that this does not require EAC approval, so it's just a vote on the commercial PUDA. Any further discussion? (No response.) CHAIRMAN LoCASTRO: If not, all those in favor, please say aye. COMMISSIONER VERNON: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Thank you, applicant. Thank you, everyone else. ***Okay. Next on the agenda is companions, and they are PL20220003494, which is the Orange Blossom Airport Crossroads small-scale GMPA, and PL20220000533, which is the Lutgert Airport Road commercial PUDZ. All those wishing to testify in this hearing, please rise to be sworn in by the court reporter. THE COURT REPORTER: Do you swear or affirm the testimony you will give will be the truth, the whole truth, and nothing but the truth? (The speakers were duly sworn and indicated in the affirmative.) CHAIRMAN FRYER: Thank you. Disclosures, again, starting with Ms. Lockhart, please. MS. LOCKHART: Text materials only. CHAIRMAN FRYER: Thank you. COMMISSIONER VERNON: No disclosures. COMMISSIONER SHEA: Staff materials. CHAIRMAN FRYER: Thank you. In my case, matters of public record, meeting with staff, communication with 5.A.a Packet Pg. 15 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 12 of 103 representative of the applicant. COMMISSIONER SCHMITT: Staff materials only and, of course, knowledge of the previous petition that was related to this. COMMISSIONER SCHUMACHER: Staff materials and conversation with Rich Yovanovich for the petitioner. CHAIRMAN FRYER: Thank you. Therefore, without further ado, the Chair recognizes Mr. Arnold. MR. ARNOLD: Good morning. I'm Wayne Arnold, certified planner with Grady Minor & Associates here representing the applicant. And our project team consists of Lutgert representatives. Mike Hoyt is here for the Lutgert family; Rich Yovanovich is our land-use counsel; Mike Herrera from our office is the civil engineer working on the project; and Jim Banks is our traffic engineer. So this property, as a summary -- I'm not sure what happened to the screen there. But as a summary, the Orange Blossom Airport Road subdistrict includes the subject property. The northern five-acre tract is the Italian-American Club PUD, the southern portion of the project -- the southern portion of the project is the vacant five-acre piece that the Lutgert has purchased -- Lutgert family has purchased, and we're proposing to make amendments to the subdistrict to allow for the changes that would support the development we're proposing. Another location exhibit, so the Carlisle surrounds us. To the south will be The Haven project that the Board recently approved and then, of course, to the north is the Italian American Club. The subdistrict currently provides two parcels: Parcel 1, which is the Italian American Club, and Parcel 2, which is the Lutgert property. And it makes provisions today for there to be about 40,000 square feet of commercial development on this parcel under the Comp Plan, but the ag -- it's currently zoned agricultural, so we're proposing the companion PUD to establish the commercial development rights for the property. So what we're proposing is to allow up to 104,000 square feet of gross leasable area for indoor self-storage, including automobile, RV, and boat storage facilities. When we initially submitted this project, it was substantially different. We were proposing about 75,000 square feet of, largely, medical office. We held our neighborhood information meeting. We had a lot of -- a lot of folks representing the coalition of people along the Orange Blossom corridor that were opposed to that for, primarily, traffic generation reasons. So the Lutgert family reconvened. They determined that even though we had indoor self-storage as our -- one of our uses in addition to the medical office, that since Hurricane Ian, the demand for car storage has gone up considerably. People lost so many vehicles that were in the coastal area. A non-coastal location to build a secure facility that would house, largely, cars and other personal items became sort of the highest and best use. We didn't conduct another neighborhood information meeting, but we did reach out to the coalition and held a separate meeting with them at the clubhouse in Monterey and proposed to them the change in direction to put in the, largely, auto storage facility. And it was well received. I don't know if representatives from the coalition are here. I didn't see anybody stand when we were sworn. But it was very positively received, and I'll go through some of those changes briefly. So this, again, the new subdistrict map just highlights that we had Parcels 1 and 2 5.A.a Packet Pg. 16 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 13 of 103 that are part of the small-scale amendment. These are the language changes. And so we've made some changes to the text of the subdistrict, and -- so for the -- for the subdistrict language in the Comp Plan, we're going to retain the 40,000 square feet of medical office and some limited retail, and then we've added the allowance for the 104,000 square feet of indoor self-storage, which includes the auto store, which I mentioned. The PUD, on the other hand, does not include anything except the auto storage. So we decided that, from the Comprehensive Plan standpoint, we'd go ahead and allow for the non-automobile storage uses, but from a PUD zoning standpoint, right now the Lutgerts are all in on the auto storage, and that's what we were proposing for the zoning. CHAIRMAN FRYER: And those uses are disjunctive. "Or," correct? MR. ARNOLD: That's correct. CHAIRMAN FRYER: Thank you. MR. ARNOLD: So in the permitted use section, we've added a lot of language here, and this came about just in conversations with staff and the County Attorney's Office where we've allowed the warehousing and storage, typical SIC code that you've seen, often the 4225, but we've limited that to indoor air-conditioned auto storage, and then we've written some descriptive words that allows for those auto storage units to also have mezzanines, auto lifts, bathrooms, and things that -- I don't know how many of you-all have toured some of the more luxury auto storage facilities in town, but these will be varying in size. We've limited it to 70 total units. So you could put four, six, eight cars, depending on how you want to purchase a unit. And then in that you might have a small lounge area. You have a mezzanine where you can have other storage. A lot of these end up with wine storage facilities in them as well as a component of the auto storage, since they're climate controlled. So that's what we were proposing. Obviously, it will have probably a sales or leasing office as a component of it, but that would be the only nonstorage component permitted in the PUD. Pretty basic master plan for this, but the two important parts are the interconnections that we show to the Italian American Club to the north. The subdistrict currently has language that requires that there are two potential interconnections through that to get to Orange Blossom Drive. And what I did was a side-by-side. And I apologize, but north is to the right. So Orange Blossom Drive is to your right. Airport Road is on the bottom of the page. And you can see we've aligned our proposed interconnections with those that are shown on their PUD master plan. And the good news is, the PUD, we've -- we have a trip cap of a whopping 16 trips. So it just shows you how incredibly low volume the traffic is associated with the storage facility. And there's not a separate ITE standard for auto storage. But we used the typical indoor mini self-storage facility at 104,000 square feet, and it's 16 peak-hour trips. So an incredibly low number. So the volume of traffic that would possibly go out to Orange Blossom is extremely limited. We also have a right-in, right-out that's proposed on Airport Road, which allows for their traffic at the Italian American Club to also come through and access Airport Road since they don't have an Airport Road access. This was a rendering we presented to the neighborhood group showing that we're going to have, essentially, a one-story facility with allowances for mezzanines. This is a view from Airport Road. There will be yet to be determined how it's going to be gated, but the primary drive in where you see the vehicle, that would be open to the public and allow 5.A.a Packet Pg. 17 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 14 of 103 for the traffic to go through the Italian American Club and this property, and then we would have some sort of security measure for the storage facility that would house the cars, and that's yet to be determined exactly whether that's gates or swing arms, but we would make provisions for the security for that. We made development standards for the project. We've limited our height and the zoning to an actual height of 35 feet. I think that was well received by the neighborhood as well. I think there was concern that we were going to have -- at the time when we were proposing a medical facility, we were looking at buildings exceeding 50 feet in height. So we're at 35 feet. That's a typical residential development standard, so I don't think we have any objectors to that as well. And that's really a very brief presentation of where we are, and I'm happy to answer any questions that we didn't address in that presentation. CHAIRMAN FRYER: Thank you. Planning Commission? No one is signaling. Anyone want to be heard at this time? (No response.) CHAIRMAN FRYER: If not, I'm going to ask staff for its report, please. MR. BOSI: Again, Mike Bosi, Planning and Zoning director. Both our Comprehensive Planning staff, our Zoning staff are recommending approval of the proposal. I would recognize that at the beginning, the original, as indicated within the applicant's presentation, I think there was some concerns over the proposal. I would applaud the applicant in terms of hearing the concerns of the surrounding neighborhood and lowering the heights, lowering the intensity proposed, and I think what's being proposed is something that will generate a small amount of traffic in comparison to what could go from a commercial standpoint. And we are in support of the alignment of the interconnection that's provided for. We do have transportation staff who could get into a little more detail. When we originally created this subdistrict, we had always anticipated and required interconnection between the two parcels, the existing Italian American Club parcel as well as the undeveloped parcel that we're discussing today. And we are supportive of that type of additional interconnection to provide for access either to Orange Blossom Road or Airport for this project. We think it has benefits on a lot of different levels. So staff is recommending support. And if you'd like to hear anything more in terms of the interconnection or the history of it, we do have transportation staff who would be available. CHAIRMAN FRYER: Thank you. No one is signaling again. Anybody up here wish to be heard, comment or question? Commissioner Schumacher. COMMISSIONER SCHUMACHER: On this storage, is the language as such as the same as the automotive storage down off of 41 as you're going towards Old 41? In essence, that language doesn't allow for excess noise after a certain hour, working on boats you know. I know this facility is going to be a higher end than just a U-Stor-It with open-air parking, but I do want to make sure that the residents around there don't have somebody working on their car at 10:00 at night making all types of noise, or boats, or whatnot. CHAIRMAN FRYER: Good question. 5.A.a Packet Pg. 18 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 15 of 103 MR. BOSI: And Mr. Bellows just asked Nancy Gundlach, our project manager, to review if those additional restrictions were imposed upon the facility. MR. BELLOWS: It doesn't appear so. MR. ARNOLD: I can address that, if I might. CHAIRMAN FRYER: Please. So as one of our developer commitments -- it's on Page 333 of your packet -- we have Item F, and it says units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters, guest suites, short- or long-term habitation, or overnight stays. COMMISSIONER SCHUMACHER: That's not what I was asking. I was talking about people working on their vehicles at 10:00 at night, washing their boat out, that type of thing after a certain time of day. MR. BOSI: Then the response would be, no, that has not been incorporated withinto the -- CHAIRMAN FRYER: Would the applicant entertain a request that that be included? MR. ARNOLD: Yes, I think we would. I'm not sure what -- the final language, Mr. Schumacher, that you're proposing, but happy to include some language. COMMISSIONER SCHUMACHER: I think you could mirror it off of the same language that's on -- MR. BOSI: Across from Sabal Bay? COMMISSIONER SCHUMACHER: Exactly. MR. BOSI: Yes. CHAIRMAN FRYER: Is that acceptable to the Planning Commission? COMMISSIONER SCHMITT: Yeah. CHAIRMAN FRYER: Thank you. COMMISSIONER VERNON: I think it's a good idea. CHAIRMAN FRYER: It is a good idea. Thank you very much. And thank you, applicant, for your flexibility. Anything else of staff at this point? (No response.) CHAIRMAN FRYER: If not, do we have registered speakers? MR. SABO: Mr. Chairman, we have one registered speaker, James Boatman. CHAIRMAN FRYER: All right. Sir, I'll ask you to spell your last name and state it as well for us, and then you have the floor. MR. BOATMAN: Good morning, Commissioners. My name is James Boatman. It's B-o-a-t-m-a-n. I'm with Boatman Ricci Law Firm, and I represent the Naples Italian American Foundation. If you don't know much about the foundation, I want to read a little bit of a blurb from their website. Over 60 years ago a visionary group of Italian men and women of Naples came together and established an organization to provide social gatherings and promote camaraderie among persons of Italian ancestry; thus, the Naples Italian American Club was born. The current building became part of the Naples landscape in 1969. Throughout the years, because of its active membership and strong leadership, the organization gradually assumed a greater role in promoting rich cultural and heritage of the Italian people, including Americans of Italian descent. Naples Italian American Foundation is a 501(c)3. It was formed in 2009 to appeal 5.A.a Packet Pg. 19 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 16 of 103 to a broader range of people in the community. And this has provided an opportunity to expand our mission from merely social to include educational, cultural, and charitable activities; however, at the 7035 Airport Road North location, we still maintain our home-away-from-home atmosphere and welcome everyone who is interested in Italy cultural to join us and consider donating to our foundation. The Italian American heritage -- oh, excuse me -- the Italian American heritage goal is to -- CHAIRMAN FRYER: While you're looking for your material -- MR. BOATMAN: I'm sorry. CHAIRMAN FRYER: -- let me ask a question. Does the Italian American association, do they support or oppose this -- these matters? MR. BOATMAN: Well, at this juncture, Commissioner, we would oppose only because we think we've -- there's a cart that's before the horse. At this juncture, there's only been one public information meeting. It was in March. Subsequent to that meeting, there were some modifications to the proposal but not modifications that had a substantial bearing on the 104,000-square-foot warehouse. Now, as the Site Development Plan depicts, there is contemplated access across the Naples foundation -- foundation parcel, and there have been no communications by the developer with the foundation. There's been discussions about the Orange Blossom Coalition feeling positively about the modifications after March, but we really feel like there should have been additional public information opportunities, and specifically communications by the developer with the foundation. So at this juncture, I'm wondering if there is no existent easement, but there is a requirement for interconnectedness, both vehicular and pedestrian, why has that not occurred? Now, I've spoken this morning with Mr. Yovanovich. I have an excellent relationship with Mr. Yovanovich. We have not spoken before this morning on this issue despite my desire to do so. So I'm not sure why the developer has proceeded in this manner. I'm not suggesting there's any untoward strategy involved, but I just feel like we are the neighbor to the immediate north, and we feel like kind of one of those awkward situations where you show up to a dinner party and, you know, you weren't actually invited. You know, it's like we're here to have a conversation, but we feel like this conversation should have occurred before now, because there's substantial impact on that northern parcel based upon the current site plan. And so, you know, I wonder what if -- what if our foundation said no to the access, what happens to this project? And that's a rhetorical question. So maybe if we could delve into some of these questions, our concerns would be alleviated. Because we like, honestly, what we see about the conceptuals. We like the 35-foot height. I think anybody in Collier that owns anything that needs to be stored can definitely agree on the fact that we need some nice storage. So we're not -- we don't want to show up and be like, not in my backyard, but we just haven't been engaged in the dialogue, and I think that's what we're looking for. CHAIRMAN FRYER: Before I call on Commissioner Vernon, I'm going to ask Mr. Yovanovich to respond. 5.A.a Packet Pg. 20 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 17 of 103 MR. YOVANOVICH: For the record, Rich Yovanovich. I appreciate that Jim just got retained, correct -- MR. BOATMAN: Yes. MR. YOVANOVICH: -- to deal with this. What he doesn't know is I personally reached out to the Italian American Club, and my client has personally reached out to the Italian American Club. We've not received responses back. So we've left messages to try to get ahold of them. My old contacts for the Italian American Club apparently are no longer involved with the Italian American Club. To answer the question about access, if they refuse to give us access through the property, we'll use our right-in, right-out access onto Airport Road. We're happy to have a conversation between now and the Board of County Commissioners to talk about -- if you want to try to finalize what the easement actually looks like, that's fine. But I'm not sure they know what they want to develop on their property yet to where they can actually identify exactly where we are going to go across their property and how we're going to get across their property. We've aligned with their current PUD master plan. We're happy to work with them. I'm glad that Jim is on board and has reached out to me. But to represent that we haven't tried to reach out is not factually correct. And we have tried to reach out, and we're happy to reach out. I've had many, many clients who have, frankly, wanted to buy their property, and we've not had any response when we've tried to reach out. So we have tried to reach out. CHAIRMAN FRYER: Mr. Boatman, you want to reply quickly? MR. BOATMAN: Yes, sir. Let's just say that we have a difference of opinion with regard to the information that we're receiving. I could call the manager, you know, of the association, who is there 9:00 to 5:00 and takes calls, that's not -- we're not hard to find. So -- but I don't want to go down -- stay down this rabbit hole. If they're saying they've tried to communicate, the bottom line is, there's been no communication. And following the modification to the application, there was no subsequent public information meeting, and I think that that's a problem. Staff indicated on Page 69 of the package that we decided not to require a new NIM based on recent changes due to the reduction of intensity in uses. Well, actually, there was no reduction in intensity in uses in terms of what's actually going to be there. The 104,000-square-foot warehouse is still there. That's still what we're going to be neighboring. CHAIRMAN FRYER: Well, there was 75,000 square feet. That request has been withdrawn, so that's a reduction in potential intensity, is it not? MR. BOATMAN: It was, but it was -- it actually wasn't a full 75-. I think they went from a total of 2 -- it was, like, a reduction of, like, 40-. But it came from the part of the density that they weren't actually utilizing. It's the alternative. So the 104,000-square-foot warehouse was -- is the issue of concern. CHAIRMAN FRYER: Let me see if I can cut right to the bottom line here, mixing metaphors. It sounds like Mr. Yovanovich is willing to meet with you and talk through the easement issues and come to a resolution before this goes to the Board of County Commissioners. Is that satisfactory? MR. BOATMAN: I believe that it would be premature for this board to send this 5.A.a Packet Pg. 21 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 18 of 103 proposal to the Board of County Commissioners before there has been additional communications by and between Parcel 1 and Parcel 2. MS. ASHTON-CICKO: May I comment? CHAIRMAN FRYER: Go ahead, Counselor. MS. ASHTON-CICKO: Are you familiar with the interconnection requirement in ordinance -- let me get my glasses -- 0946 near the Italian-American Club? MR. BOATMAN: Yes, ma'am. MS. ASHTON-CICKO: Okay. So there is an interconnection requirement, and most of these issues are resolved or discussed prior to the Site Development Plan. So there may be some preliminary conversations that they -- that at least Rich has tried to have. But for purposes of the rezone, these final conversations occur later. And there is an interconnection requirement on the Italian American Club parcel. MR. YOVANOVICH: And if I may? CHAIRMAN FRYER: Go ahead. MR. YOVANOVICH: My client just texted. He's out of the country. He said he spoke to a Mr. Carlucci. Does that name sound familiar? UNIDENTIFIED MALE VOICE: Yes. MR. YOVANOVICH: Okay. Howard Gutman says he reached out to Mr. Carlucci. CHAIRMAN FRYER: Well, I mean, I think we're operating at a level that may be beneath our charge, and it sounds also like it's going to be resolved because the applicant is going to meet with you and your client and work within parameters that have already been laid out with respect to that access easement, and I'm confident that it will -- I'm confident that if we were -- if we were to postpone hearing this, that it wouldn't advance the ball at any significant degree. So without objection, I'm certainly not going to recommend that and -- but I will thank you for your public comment. MR. BOATMAN: Thank you, Commissioner. CHAIRMAN FRYER: Thank you. Commissioner Vernon. COMMISSIONER VERNON: Yeah. So there wasn't -- there wasn't another NIM after they switched to the storage; is that correct? MR. BOSI: The practice that the zoning department has guided under is if there's a reduction in intensity from what was presented at a neighborhood information meeting, another neighborhood information meeting has not been required of the applicant. COMMISSIONER VERNON: So just to follow up with you, what duty, if any, does Rich's client have to reach out to the neighbor other than to have -- MR. BOSI: I mean, I think it's within his professional responsibilities. There's not a requirement that they have to have a conversation. There's a requirement that they have to have a neighborhood information meeting. COMMISSIONER VERNON: Which they had. MR. BOSI: Which they had. I would say that -- I would remind this Board of County Commissioners -- or remind the Planning Commission, the ordinance that Ms. Ashton was referring to was the ordinance that created that subdistrict originally. So for the existence of the Italian American Club, they agreed that there was going to be interconnection between these two parcels for this subdistrict to be created. So to object to 5.A.a Packet Pg. 22 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 19 of 103 interconnection now is somewhat troublesome. MR. BOATMAN: Respectfully, we're not objecting to interconnection. We're wondering who bears the burden of that interconnection and who pays for that. CHAIRMAN FRYER: Well, that's not something that's going to come before us. And I strongly urge you to accept Mr. Yovanovich's invitation to get together, talk this out. And you're going to have a hearing before the Board of County Commissioners. There will be a development order, opportunities to get this completed in a way that is mutually satisfactory. And so I think that we've talked this out sufficiently, but thank you very much. MR. BOATMAN: Thank you, sir. MR. YOVANOVICH: Can I just add one thing, Mr. Chairman? CHAIRMAN FRYER: Go ahead. MR. YOVANOVICH: We've always had self-storage in the PUD that we were proposing and in the Growth Management Plan. So everybody was on notice that we were going to have self-storage at the first NIM, and all we did was eliminate the commercial -- the commercial. COMMISSIONER VERNON: Yeah. And I actually had a couple questions. CHAIRMAN FRYER: I'm sorry. Of Mr. Boatman, because we can -- COMMISSIONER VERNON: That's okay. Mr. Boatman -- he doesn't even have to come unless you need him to. Did the Italian American Club attend the first NIM? MR. BOATMAN: Can you advise whether you attended the first public information meeting? UNIDENTIFIED FEMALE VOICE: I think all of our board members were out of town. MR. BOATMAN: They were not able to. CHAIRMAN FRYER: They were not able to. COMMISSIONER VERNON: They didn't attend the NIM. MR. BOATMAN: Correct. CHAIRMAN FRYER: All right. Anything further for Mr. Boatman? If not, sir, you're excused. Thank you. MR. BOATMAN: Thank you, sir. Appreciate the time. (Simultaneous crosstalk.) CHAIRMAN FRYER: Vice Chair, go ahead. COMMISSIONER SCHMITT: Just for the record, they did not attend the NIM, but was there -- from the client's perspective or from this county's perspective, was it sufficient being deemly -- deemed to be within the confines or within the statute of the LDC for advertisement and notice and fully noticed and advertised in regards to public being fully informed as to the time and place of the meeting? MR. BELLOWS: For the record -- CHAIRMAN FRYER: Signage? COMMISSIONER SCHMITT: Signage as well. MR. BELLOWS: -- Ray Bellows. Yeah, it's a requirement for the notice to send out, as far as I know, that they were, but I am double-checking to see if they made the Property Appraiser list. We go from the Property Appraiser list. COMMISSIONER SCHMITT: And on that sign notes clearly, if there are any 5.A.a Packet Pg. 23 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 20 of 103 questions regarding any of the petition, the staff information is on there, can be emailed or contact the staff if there's any concerns? MR. BELLOWS: That is correct. COMMISSIONER SCHMITT: Okay. MR. YOVANOVICH: There's actually no sign for neighborhood information meeting. COMMISSIONER SCHMITT: Okay. Thank you. No sign. MR. YOVANOVICH: But it was a very well-attended neighborhood information meeting. Interestingly, there is a sign for today's meeting and the Board meeting, and the Italian-American Club actually called us to tell us it blew down. So the -- CHAIRMAN FRYER: How long has that sign been up? MR. YOVANOVICH: At least a month. Yeah, I think it goes up approximately a month before the hearing, maybe longer. CHAIRMAN FRYER: Okay. Okay. Thank you. Anything further -- well, we're at the point where we're asking about registered speakers. So do we have any other registered speakers? MR. SABO: Mr. Chairman, there are no other registered speakers. CHAIRMAN FRYER: Thank you. Anybody in the room who's not registered, nonetheless wishes to be heard, please raise your hand. (No response.) CHAIRMAN FRYER: Seeing no hands, we will close the public comment segment of this hearing, and the matter comes to us now for decision. There is no need for a vote on EAC, but we have two matters which we can vote together on, and that is the small-scale GMPA and the CPUDZ, if it is our wish to vote on them together. I'll open it up for discussion and/or motions of the Planning Commission. COMMISSIONER VERNON: I move that we vote on them together, and I move for approval. CHAIRMAN FRYER: Is there a second? COMMISSIONER SCHUMACHER: Second. CHAIRMAN FRYER: Further discussion? MR. YOVANOVICH: To be fair -- CHAIRMAN FRYER: Please go ahead. MR. YOVANOVICH: -- I just want to make sure it was with the change requested by Mr. Schumacher in the motion. CHAIRMAN FRYER: Ah, good point. Yeah. COMMISSIONER VERNON: Thank you. CHAIRMAN FRYER: With that change. And the movant and the seconder has agreed to that. All those in favor, please say aye. COMMISSIONER VERNON: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. CHAIRMAN FRYER: Opposed? 5.A.a Packet Pg. 24 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 21 of 103 (No response.) CHAIRMAN FRYER: Both resolutions pass unanimously. Thank you very much, applicant. Thank you, members of the public. All right. Let's see. We've got some time before our midmorning break, and without objection we will get right into that, if we may. And I will call it momentarily. ***All right. This is another set of companions. It's PL20220003213. It's the Vanderbilt Beach Road residential subdistrict small-scale Growth Management Plan amendment, and PL20220002908, the Ascend Naples Residential PUDZ. All those wishing to testify in this matter, or these matters, please rise to be sworn in by the court reporter. And this includes members of the public. So if you're a member of the public and you want to testify on this, please stand up and raise your hand. THE COURT REPORTER: Do you swear or affirm the testimony you will give will be the truth, the whole truth, and nothing but the truth? (The speakers were duly sworn and indicated in the affirmative.) CHAIRMAN FRYER: I'm not sure why there was a din in the room there, but so be it. All right. Ex parte disclosures starting, ma'am, with you. MS. LOCKHART: Staff materials only and emails from the community members. CHAIRMAN FRYER: Thank you. COMMISSIONER VERNON: I did read a few emails or letters from the community objecting to this project. COMMISSIONER SHEA: Staff materials, emails from the community, and I met with a community member. CHAIRMAN FRYER: Thank you. Matters of public record, in my case, emails, meeting with staff, and a communication with the applicant's representative. COMMISSIONER SCHMITT: No disclosures other than the information in the public record regarded -- provided by the agenda and the numerous emails I received, all of which came into my collier.gov email and are a matter of public record. CHAIRMAN FRYER: Thank you. You may proceed, Mr. Yovanovich. COMMISSIONER SCHUMACHER: I've still got to give my ex parte. CHAIRMAN FRYER: Oh, I'm sorry. COMMISSIONER SCHUMACHER: No, I'm sitting down here on an island by myself, so I get kind of forgotten. That's okay. COMMISSIONER VERNON: That's where I want to be. CHAIRMAN FRYER: Go ahead, sir. COMMISSIONER SCHUMACHER: Public record, conversation with County Attorney, conversations with staff, conversations with the public, and conversation with Attorney Rich Yovanovich. CHAIRMAN FRYER: Thank you. Mr. Yovanovich. MR. YOVANOVICH: Thank you. Good morning. For the record, Rich Yovanovich on behalf of the petitioner. This is the project team. You'll hear from most of us but not all of us. Gregg Fusaro is the representative of CIG Communities. You may remember Mr. Fusaro when he 5.A.a Packet Pg. 25 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 22 of 103 did the Blue Coral project up on Immokalee Road. This project is very similar to that project but less dense. Patrick Vanasse is our land planner for the project, Dan Waters is our engineer today, and Jeremy Sterk is our environmental consultant, and Norm Trebilcock is our transportation consultant. We are here for two requests. One is a site-specific Growth Management Plan amendment to create the Vanderbilt Beach Road residential subdistrict. That subdistrict will allow for 208 units on 17.5 acres. There will be a percentage of those units income restricted. Patrick will get into a lot more details. What this amendment does, it removes us from the Golden Gate Estates master -- sub-element and puts us into the urban element and creates a subdistrict within the urban area. And then we are also doing a rezone from Estates to the Ascend Naples RPD, which is a residential PD. The property is located along Vanderbilt Beach Road about a half a mile east of Logan Boulevard intersection. It's four parcels totaling the 17.5 acres. As I mentioned, the current land-use designation is the Golden Gate Area Master Plan, and it's the Urban Estates portion of the master plan. The current zoning is Estates. And there's one home right now on the property, and it's predominantly vacant. This is a location map identifying exactly where the property is, and the yellow area is areas designated urban, and the areas where you don't see yellow are designated Estates. You will see that they're immediately adjacent to an urban area, which is cemetery, and directly across the street is an urban area as well. As you will notice, we are on Vanderbilt Beach Road, and all of the necessary infrastructure is there to serve this proposed community. I want to be -- kind of give you a little bit of history of how this project came about and how we submitted it at the current two-story height. There was another project proposed to the east of this project on Collier Boulevard and Vanderbilt Beach Road. We had a neighborhood information meeting for that, of which you-all have been apprised and have made some suggested revisions to the NIM process based upon how that neighborhood meeting went. That had four stories and had higher density. Mr. Fusari -- Mr. Fusaro watched that and understood that a four-story building was not appropriate from a compatibility standpoint in this area. So he made changes to the project prior to even submitting the project. So you're seeing it in its current format based upon observations of other proposed projects in the periphery of the Golden Gate Estates area. I also want to point out that it's not unprecedented for higher intensity development or projects to occur on the periphery of Golden Gate Estates. Now, we're not going to be in the Golden Gate Estates area, but if you're familiar with the master plan, the Golden Gate Master Plan, if you're familiar with Oakes Estates, which is Golden Gate Estates, on the periphery of that community, which we've highlighted on the visualizer, you will see that there's commercial development along the periphery of Golden Gate Estates. That community recognized that, like us, is on a busy road, Immokalee Road, and the community supported the first row of the roadway to be designated for nonresidential uses in that area. Also, although we're not in Rural Golden Gate Estates, there's a subdistrict called the Randall Boulevard Subdistrict which is along Randall Boulevard. The history of that subdistrict related to -- I don't think any of you were on the Planning Commission, but there was an Estates shopping center subdistrict created in Rural Golden Gate Estates at the 5.A.a Packet Pg. 26 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 23 of 103 intersection of Wilson and Golden Gate Boulevard. The residents of Golden Gate Estates at that time said, we know we need these services. We know we need these uses. We don't want them in the heart of Golden Gate Estates. We want them on the periphery of Golden Gate Estates. So, historically -- and in that particular subdistrict, it was approved for 360,000 square feet of retail and office uses on that property. So, historically, Golden Gate Estates has recognized and accepted that there are services that residents in Golden Gate Estates need and they have advocated for them to be on the periphery of Golden Gate Estates. That's exactly what we're proposing to do is to provide a community on the periphery of Golden Gate Estates. It is a developer that you're familiar with, and he will come through and will explain in greater deal the project and the economics of the project. The community will include 15 percent or a hard number of 31 units at the 100 percent and below median income; 15 percent of the units, 31 units, at the 80 percent and below, and we're modifying today -- based upon the adoption of the Live Local Act, we're going to put another nine units into the mix at the 120 percent and below. And the reason we can do that is because, with the Live Local Act, we can bump up the number of units, and there are some incentives tax-wise that will be passed along to the community through the provision of additional income-restricted units by the way of adding nine more income-restricted units to this project. So it's approximately 34 percent of the units will have an income restriction out of this project. If you recall the Blue Coral project, it started the 30 percent -- it offered 30 percent at 15 percent at the 100, 15 percent at the 80 percent, which was carried forward in this provision -- proposal, and that was and continues to be the highest commitment to income-restricted units in projects that have come forward so far. Now, there's no question and no debate that we need attainable housing for the workforce, and that is exactly what we're proposing to do in a Class A residential community. I've been to more than one NIM where people think what we're proposing is somehow substandard housing and that substandard individuals may be living in that housing. But there's no question in Collier County that there is a tremendous shortage of safe, decent housing for our workforce. These statics came from other -- not us, but there's roughly 60,000 homes that are household burdened, which means, as we all know, you're spending more than 30 percent on your rent or your mortgage. There are a lot of -- the median earning households can't afford a median-priced house in Collier County. Rental rates have gone up over 20 percent over the last few years. Construction costs continue to rise, and insurance costs have tripled since the last several years. All of those factors go into how much you can construct the residence for, how much you can operate the residence for, thus, how much of the income-restricted units you can actually provide to have a project that is economically viable. I've said on many occasions that -- you know, how do you eat the elephant? It's one bite at a time. You're not going to get a project that's going to come in and immediately take care of the affordable housing shortfall in Collier County, but you're getting projects that are coming through and chipping away at the tremendous need. And the Collier County Chamber has recognized that this is the number-one policy issue for them, and the 5.A.a Packet Pg. 27 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 24 of 103 Board of County Commissioners have said this is a big issue. We need to address it. And we have clients that are coming forward and making proposals to address the shortage of this type of housing. I went too far. COMMISSIONER SHEA: Rich, was that -- that 9 percent wasn't in our package. That's -- MR. YOVANOVICH: We're adding it today. COMMISSIONER SHEA: You're adding it today, right? MR. YOVANOVICH: We're adding it today. Paul Hiltz, who you all are familiar with, says that 40 percent of their employees live outside of Collier County. That's a large number. People are going to stop commuting when they can find a job where they live, and where will we be as a community if NCH can't find nurses and doctors? And same thing with Physicians Regional. It's a big issue for our medical system. It's a big issue for the school system. You know, I didn't realize this, but -- I didn't realize that we were the second highest starting salary in Florida for schoolteachers, yet they have 170 vacancies. People can't -- teachers, people who work in the schools, they can't afford to live here. Where will we be as a community if we can't have what we currently have is a top-notch first-rate public school system? This is a community-wide big issue for Collier County and has been for many, many years. And if we don't start approving projects like this, we're doing a disservice to the community, and we are going to affect the quality of life for those of us who live in Collier County and those of us who have lived here for a long time. And everybody in this room that lives in Collier County is partly responsible for the fact that we don't have sufficient housing for our employees and our workforce. What you have on the map is identification of where income-restricted communities have been approved, and we've identified the subject site. There is a shortfall of income-restricted communities in this portion of Collier County. I'm going to bring Pat Vanasse up here in a minute, but this is the right community in the right location. It's on Vanderbilt Beach Road. It's 208 luxury units. It's 11.9 percent -- 11.9 dwelling units per acre, and they are luxury units. You will never be able to tell the difference between the income-restricted unit and the market-rate unit because they are required, and they will have, the same level of finishes, the same level of first-class amenities, the same access to all of those amenities. This will be a Class A project. As I mentioned, affordable housing is a countywide problem -- it's not just this area. It's throughout the county -- and we all need to participate in addressing this issue. Your staff is recommending approval. At the conclusion of our presentation, we're going to ask you to make a recommendation to the Board of County Commissioners for approval of both the Growth Management Plan amendment and the PUD rezone. That's my brief introduction of where we are, how we got here, the need for this proposed project, and I'm going to ask Pat to come up and take you through details of the location and the site plan. Unless you have any questions of me -- again, we'd prefer to get through our entire presentation if we can and then address questions. But if you want to interrupt us at any time, feel free. CHAIRMAN FRYER: No one is signaling at this time, so please continue. MR. VANASSE: Thank you, Rich. 5.A.a Packet Pg. 28 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 25 of 103 Good morning, everybody. My name is Patrick Vanasse. I'm a certified planner with the Neighborhood Company. It's a pleasure to be here this morning to discuss planning and zoning issues related to these two petitions. The intent of my presentation today is to demonstrate that, indeed, as Rich mentioned, this is the right community and the right location. And in order to address that, the major issues that we're going to look at are the location, we're going to look at density that is being requested, and compatibility. And we're going to go into project details, design choices that were made, and we're also going to look at the general context of where this property is located and what's surrounding it, and we're going to talk about broader issues, as Rich mentioned, about housing and housing affordability in Collier County. So from the standpoint of surrounding uses, I'll jump right into it, and I will go back to our aerial. The subject property is identified in red. It is, to the north, bordered by Vanderbilt Beach Road, which is a six-lane divided major arterial, and beyond that we have the Island Walk PUD which is comprised of single-family residential, multifamily, and some accessory commercial and recreational uses. To the south of us, we have Cherry Wood Drive, and beyond that we have Estates residences. To the east of us, we have the Palm Royal Cemetery mausoleum, and to the west we have one single-family Estate residence. With regards to the location, I'll keep this map up and talk about the general context that we're in. So one very important point is that we are located west of Collier Boulevard, County Road 951, and I'll go into detail as to why that is significant. We are also located along a major arterial, which has sufficient capacity to accommodate this project, and also it has central water and sewer which allow connection to our project. It's located in an area of the county that is surrounded by designated areas to the north, to the west that -- and to the south that are urban designation. And that is in -- that is significant because those urban designated areas allow for greater intensities, greater residential densities, and also have urban level of services and infrastructure. It's also important to note that we are in the northern part of the county where there are significant employment centers. One of the slides that Rich was showing with the green centers, those are major employment centers that were shown on there. Also, we're in a part of the county, as Rich mentioned, where there is little very -- or no housing communities with affordable housing components in the vicinity. And from a more detailed look, the next slide shows you these urban level of services in the vicinity. So what we have here are radiuses of one mile, and within a three-mile radius, we show that we have parks, fire stations, hospitals, schools. We have those urban level of services and that infrastructure in the immediate vicinity. Moving on to the next slide, this slide is a copy of the Future Land Use Map. And what's significant with this Future Land Use Map is that we are west of 951. And as you can see from this map -- and I'm sure you're familiar with the broader Future Land Use Map of the county. The areas in yellow are all urban designated areas, and 951 is that demarcation point between urban and rural areas. And, again, the areas west of 951 are urban in nature. They have urban facilities, urban infrastructure. And while we have Estate-designated land within the urban area, the reason for that is that these were historically pre-platted lots years ago before the Comp Plan was adopted. But what's significant is that the county has always respected those Estate lots, and even 5.A.a Packet Pg. 29 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 26 of 103 though they are surrounded by urban designations, they have kept their value, they have kept their integrity, and they are very desirable locations. And from a property value, also very expensive properties. So I would surmise that the mix of uses that are close by and those urban types of uses that are close by to those Urban Estates have not been a detriment. They are complementary, and they have actually provided a benefit to those residents and also to the county, because not only does it provide easy access to goods and services for the residents, but also it reduces longer trips on the roadway for the entire county. This next slide is the Urban Estates Future Land Use Map. And, again, what I'd like to identify there is that -- a demarcation between the urban and rural areas. And as residents of the county, I'm sure you understand that there is a marked difference between the urban area and the rural areas. The character is different. The integrity of these large-lot subdivisions is still in place; however, they are closer to town, they are closer to employment centers, and there's a bit of a different feel in the Urban Estates versus the Rural Estates. This slide is just a summary of the three distinct areas that are within the Golden Gate Area Master Plan. There is the Golden Gate City area, the Urban Golden Gate Estates, and the Rural Golden Gate Estates. What I'd like to point out is that the Urban Golden Gate sub-element does allow for a mix of uses. And, again, that has to be where it's appropriate. And as Rich mentioned, they allow for mixed-use nodes, and they also allow for commercial nodes but, again, on the periphery of the residential areas and also located on major arterials. And all those places that have been allowed -- and there are numerous districts -- have been designed to be compatible with the neighbors where you've got greater buffers, greater setbacks, and, also, access is restricted to the major arterial, not out to the local roads, and that's what we will be presenting. CHAIRMAN FRYER: Commissioner Schumacher. COMMISSIONER SCHMITT: Could you back up one slide. So the -- what it is right now and then what you're proposing on the left there -- so basically everything west of Collier Boulevard you're going to change the designation? MR. VANASSE: No. The designation -- COMMISSIONER SCHUMACHER: We're just talking about this one lot -- (Simultaneous crosstalk.) MR. VANASSE: -- is the 17 and a half acres only, yes. COMMISSIONER SCHUMACHER: Okay. MR. VANASSE: And it is identified right here in this little square, and it would be removed from the Urban Estates designation and would be identified in yellow as urban designation. COMMISSIONER SCHUMACHER: Got it. Thank you. MR. VANASSE: So the next major issue I want to touch upon is density, and the density we are requesting is directly related to housing needs. As Rich mentioned, it's undisputable that we have a housing challenge in this county. And according to the Community Housing Plan, we need an estimated 1,600 units every year to just keep up with the need for workforce housing. The request for 11.9 units per acre is to make this project financially feasible and to be able to deliver a quality project and at a scale and a height and a design that is 5.A.a Packet Pg. 30 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 27 of 103 compatible. Without this desperate need for affordable housing, I don't think our client would be coming forward and asking for this project today, but he has been very conscious of the location and wants to provide a project that, as your staff explains in their staff report, is addressing the missing middle. And what is meant by that in planning theory and planning discussion is, there is -- you know, we see dense urban housing that provides affordability, and then we have people that commute very far off from urban centers, and they can afford housing in remote areas. The missing middle is the type of housing that is attractive that is at a scale that is consistent with residential neighborhoods but also has enough density that it can provide an outstanding product and something closer to the urban areas and the employment centers. So I just want to point out also that when it comes to that need, we've got plenty of evidence in the county that it is needed. The ULI extensive charrette that was done years ago and their report, the housing plan from the county, the recent Live Local Act that was approved, and also the amendments to the Rural Fringe Mixed-Use that were approved that now allow affordable housing projects to go up to 12.2 units per acre, and the transfer of development rights that typically are needed within that area have been waived because housing affordability is that important. So the next major issue is going to be to address compatibility. And we're going to look at specific design aspects of this proposed community and how we've ensured that it is compatible and completely screened and buffered from adjacent properties. So what you have here is the PUD master plan. At a very high level, I'll give you a summary of what is being requested. As Rich mentioned, 208 multifamily residential units. Those will be luxury apartment units. Of those 208 units, 71 -- 71 units will be income restricted. There will be an amenity center, clubhouse, and recreation area which will be capped at 12,000 square feet. The uses allowed will be residential, clubhouse, and rec uses, and customary accessory uses such as walls, berms, water management. There will be a preserve tract of 2.35 acres. Open space will be provided in accordance with the LDC. And the PUD contains commitments for landscaping, buffering, lighting, architecture, and, obviously, affordable housing. CHAIRMAN FRYER: Commissioner Shea. COMMISSIONER SHEA: My eyes are getting old. I just want to make sure I'm reading it right. On the -- you talk about 75 feet of preserved land on the west side, and 50 feet? MR. VANASSE: Yes, and I'll go -- COMMISSIONER SHEA: Why isn't the 50 feet 75, just a simple -- MR. VANASSE: Well, I'll go to the detail, but we have preserve of 75 feet on the western side, and what we have on the southern side is a 50-foot preserve which acts as a buffer, retained mature vegetation. Beyond that, we have 30 feet of easement, and that's all vegetated. And going towards the internal part of our project, we've located the water management, the dry detention, in that area to create further separation and vegetation. So all put together, that is over 80 feet. COMMISSIONER SHEA: I didn't realize the easement would stay vegetated. MR. VANASSE: Yeah. CHAIRMAN FRYER: Mr. Vanasse, we're going to break in four minutes. So between now and then, if you would reach a breaking point... 5.A.a Packet Pg. 31 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 28 of 103 You can obviously continue to speak after our break. MR. VANASSE: If you'd like, I think this is a good spot to stop, and then go into some of those details. COMMISSIONER SCHMITT: Before we -- CHAIRMAN FRYER: Okay. We've got Commissioner Schumacher first. COMMISSIONER SCHUMACHER: Can you back up one more slide again. I'm sorry. I keep repeating myself. That vegetation buffer that you're showing on Cherry Wood Drive is very misleading, and the reason I say that is is because Cherry Wood Drive, where that road is and where you have it marked as being a buffer, there is no landscaping adjacent directly on that road. It's a swale. So the swale goes down, and then you're going into the property before you actually hit any wooded area whatsoever. MR. VANASSE: Well, I've got some slides that go into further detail, but we've clearly identified that that buffer is 50 feet from the easement. So the 50-foot buffer is not inclusive of that easement. COMMISSIONER SCHUMACHER: Okay. We'll go over that after the break then. Thank you. CHAIRMAN FRYER: Thank you. Commissioner Vernon. COMMISSIONER VERNON: Yeah. Just clarification to follow up on Commissioner Shea's questions. The west side, that's where Cherry Wood Drive is? COMMISSIONER SHEA: South side. MR. VANASSE: No. There's one single-family residence over here on the west side where my cursor is. Cherry Wood Drive is to the south. COMMISSIONER VERNON: Okay. All right. I'll look at it during the break. Thank you. CHAIRMAN FRYER: Vice Chairman. COMMISSIONER SCHMITT: Patrick, when you come back, what I would like to hear is -- well, the biggest concern I had is the number of emails I received from folks in Island Walk. So if you have any renderings of what we're looking at, if I'm standing at Island Walk looking across the street, I would like the public to see that and those of the viewing public as well to see that. Also, I would like for you to discuss -- I had a lot of emails that -- concerned about the impact that this will have as far as water. I know all the reasons, but they're concerned about protecting their lakes in Island Walk. If your environmentalist, or whoever is your applicant for your Environmental Resource Permit, could just cover clearly so the public understands the permitting requirements in regards to protecting -- for you to retain your water on your site or deal with it in a manner to meet the requirements of the South Florida Water Management District and clearly identify anything in regards to the Clean Water Act, Environmental Species Act, or whatever, because I want all that to be stated. The letters I received covered in detail concerns about traffic, which I know we're going to discuss because Norm is going to be asked about that, but, too, from the standpoint of the impact, the visual impact and the environmental impact that folks in Island Walk were concerned about. So after the break, I would like to have that made during the -- you to cover that during the presentation. 5.A.a Packet Pg. 32 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 29 of 103 MR. VANASSE: I'll address the visual impacts. We have an expert part of the team, Dan Waters, that has plenty of experience with ERPs and can walk you through that. CHAIRMAN FRYER: Thank you. COMMISSIONER SCHMITT: I can go through it in detail, but I'm going to leave you to do that. Thank you. CHAIRMAN FRYER: Thank you very much. We stand in recess until 10:40. (A brief recess was had from 10:29 a.m. to 10:40 a.m.) MR. BOSI: Chair, you have a live mic. CHAIRMAN FRYER: Thank you very much, Mr. Bosi. Ladies and gentlemen, let's reconvene. Let's reconvene, please. Mr. Vanasse, you have the floor. MR. VANASSE: Thank you. For the record, Patrick Vanasse. In this next phase of my presentation, I'm going to -- CHAIRMAN FRYER: Just a moment, Mr. Vanasse. Ladies and gentlemen, please, when you don't have the floor, there's not to be any speaking in this room as a courtesy to the speaker. Thank you. Go ahead. MR. VANASSE: Okay. As I was saying, in the next phase of my presentation, I'm going to look at how we've ensured compatibility through thoughtful design, and some of the things that I'm going to touch upon is the overall orientation of the community, the buffering, the setbacks, the preserve location, the architecture, the height limit that we've imposed on this project, the access. Also, I'll talk about how the development standards are consistent with zoning districts within the county. So looking at this slide, this is to address orientation of this proposed community. As you can see, access to the community is solely along Vanderbilt Beach Road. There is a primary access, which will be gated, and a secondary emergency access. The applicant has committed to absolutely no access onto Cherry Wood Drive; that includes vehicular, pedestrian, and cyclist access. Moreover, after the NIM, the applicant is committed to put a fence or a wall. Even though we have very dense vegetation and preserve where we abut adjacent residential, the applicant is committed to that wall or fence completely surrounding the property. And also what I'd like you to note is the way we've designed this community is all the amenities will be central to the project, internalized, and the intent behind that was really to put any activity that was outdoors to have it internal to the project and separate it and buffered from adjacent properties. COMMISSIONER SHEA: Where will the fence be located? MR. VANASSE: The fence will be the perimeter, on the outside of the -- COMMISSIONER SHEA: Property line or -- MR. VANASSE: On the outside of the preserves. The exact details we haven't worked out yet, but the commitment is certainly there. So this is a graphic depicting the buffers and the separation. Just going back to one of the comments about the buffer here on the south, it is a 50-foot buffer. There's a -- I don't know if you can see it really well, but there's a different shade of green. Again, that 30-foot easement is partly swale, partly vegetated. It creates separation. And, as you know, buffers aren't necessarily just big, tall vegetation. Buffers are also green space, and that is green space right now. And internal to the project, in lieu, we have the water 5.A.a Packet Pg. 33 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 30 of 103 management area which, again, was located strategically to the south of the property to create more separation, more buffering. So with regards to separation from adjacent residential, so if we start at the north here, these lines show the separation from the closest home within Island Walk to our residences, and that's approximately 360 feet. I have renderings showing what that line of sight is, and I'll show that in a moment. To the west of us, there's one residence there. It's identified in this area. Separation, there's -- they have vegetation on their side, and the separation is going to be 135 feet, plus or minus. And then to the south, we looked at all the homes adjacent to Cherry Wood Drive to the south of the project. The closest home is where we've got our arrow. We delineated approximately 100 feet of front yard in front of that home. With our buffers and setbacks, the separation will be approximately 210 feet. And then on the eastern side, we've got the mausoleum that is shown there, and the separation from our project is going to be over 500 feet. So this slide just reiterates those separations. And then with regards to buffers, while I've talked about this, I just want to go into this in a little more detail. So to the north of the property where we abut Vanderbilt Beach Road, we're providing a 25-foot enhanced buffer. This exceeds the typical type deal along a major roadway. It will meet the requirements of the Golden Gate Estates for commercial properties that abut right-of-ways. They require this enhanced 25-foot buffer. We are meeting that requirement. To the south, we have a 50-foot buffer, as I mentioned. It will be mature vegetation followed by the right-of-way easement, which will create some green space and separation. To the west, we have a 75-foot preserve with mature existing vegetation, and to the east we have a 10-foot enhanced buffer, but also to the east -- and Dan Waters will be able to address this -- we have a 30-foot water conveyance swale in that area. So there's 45 feet of green space and buffering along that side. What I've put under these buffers is I compared our proposed buffers to some of the standard buffers in Collier County. So if you're multifamily in the urban area abutting single family, the code calls for a 15-foot Type B. We far exceed that. If you are industrial zoned land abutting single-family homes, the code calls for a 24-foot Type C buffer. We far exceed that. The Golden Gate Area Master Plan where they do allow for mixed-use centers and commercial centers have stringent buffering, and what they require when that project abuts a single-family residence is a 50-foot retained native vegetation buffer with an extra 25 feet of no parking. We meet and we exceed that requirement. From a setback standpoint, again, these are just shown to show that we exceed standard setbacks in residential areas of the county. To the north we have a 50-foot setback, to the south we have 110 feet minimum. To the west we have an 80-foot setback, and to the east 45 feet. Again, looking at the Golden Gate Area Master Plan, when you have commercial abutting single-family, the requirement is for 75 feet of setback. We exceed that. And the caveat I want to make is I'm using the comparison with industrial and commercial to demonstrate that those are more intense uses than what we have. And the Golden Gate Area Master Plan was crafted in such a way where there was a recognition that those uses were more intense; however, through the property setbacks, buffering, and separation, you 5.A.a Packet Pg. 34 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 31 of 103 could ensure compatibility. So not are we only less intense, but we meet or we exceed these requirements. So I've got these line-of-sight exhibits. I'm not going to go into a great amount of detail on each of those, but what you're going to see is that there is ample separation but also ample vegetation that will shield/block the line of sight from abutting neighbors. So this one is from the north, from Island Walk, looking south towards the proposed project. Island Walk has a buffer along the perimeter of their project. We have about 230 feet of right-of-way in Vanderbilt Beach Road. There is a landscape median island. And then our property, we have a 25-foot enhanced buffer. So the average person looking, what we see there in yellow, would be looking straight into trees and would probably not even see our project beyond that vegetation. This next one is from the south looking north from Cherry Wood Drive. So, again, we looked at all the adjacent residences there. We looked at the one that was closest to us. That one's got about 100 feet of front yard. All those front yards are vegetated, so they've got ample vegetation in their front yard. Then we have Cherry Wood Drive, which is about a 20-foot roadway. We have the easement, and then we have a 50-foot buffer. So, again, ample vegetation completely shielding the project. CHAIRMAN FRYER: I have two commissioners who want to jump in at this moment. MR. VANASSE: Okay. CHAIRMAN FRYER: Commissioner Schumacher. COMMISSIONER SCHUMACHER: Okay. On this rendering, again, what I'm having a hard time dealing with is what I feel is a misrepresentation. Your line of sight is showing these apartments at pretty much the same height as that neighboring home when that neighboring home was built, more than likely, quite a while ago, being either the early '80s, late '80s, which -- there was a different floodplain at that point in time. This property also needs a lot of fill, which means it's got to come above flood in order to get constructed. So your apartments are going to sit much higher than that home does. So how many -- how many feet of fill are we putting into this project to bring these residences up? Because it's not going to be dead level with the house across the street. MR. VANASSE: I don't have an exact answer. We haven't done that level of design yet, but a lot of low-lying areas in Collier County we're looking at perhaps plus or minus -- I'll let Gregg, the applicant, answer that question. MR. FUSARO: Good morning. My name is Gregg Fusaro. I'm a partner with CIG Communities. We're the developer for Aspire Naples on Immokalee Road and this proposed development as well. Generally, we have four to five feet of fill that's required for almost any site like these, and so that will increase the base, kind of, foundation level. What I think is really critical here and is one of the things that we heard early on and why we went to the design that we have, these are all two-story buildings. And the reason we did that is because we wanted to make sure that the existing vegetation in the preserve areas, primarily the trees, are taller than the buildings, which they will be. The existing trees in there are 40 to 50 feet high, and our maximum height is 35 feet. I don't even think we'll get to that point with our two-story buildings. It just depends on final design in terms of roof lines and architecture. But our plan is, all along, has been that you won't see the buildings at least from the 5.A.a Packet Pg. 35 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 32 of 103 south and the west because the preserve is going to provide that visual buffer that's higher than the actual buildings themselves. COMMISSIONER SCHUMACHER: Okay, thank you. MR. FUSARO: Sure. CHAIRMAN FRYER: Commissioner Vernon. COMMISSIONER SHEA: Yeah. I guess just a follow-up. It's 35 feet from the -- sir -- 35 feet from after the fill, or -- MR. VANASSE: Thirty-five feet zoned height, so crown of road, adjacent crown of road. COMMISSIONER SHEA: Center of the road. COMMISSIONER VERNON: Center of the road? MR. VANASSE: Yeah. COMMISSIONER VERNON: Okay. CHAIRMAN FRYER: It's 45 feet actual height, correct? MR. YOVANOVICH: Tippy-top. To the tip of the roof is 45 feet. COMMISSIONER VERNON: Forty-five feet. MR. YOVANOVICH: From -- grade's not the right word, but it's not from minimum flood elevation. It's -- I think it's from the crown of the road. COMMISSIONER VERNON: Forty-five feet from the crown of the road. MR. YOVANOVICH: Tippy-top, yeah. COMMISSIONER VERNON: Okay. And then my original question was just to follow up on Commissioner Schumacher. You were talking -- when you talk about the swale, you were talking about this view on the south side. COMMISSIONER SCHUMACHER: Correct, on the south side. COMMISSIONER VERNON: So where is the swale? Right in the middle? MR. VANASSE: So what we have -- the roadway is -- so what we have is we have easements on the private properties, and in the case of Cherry Wood Drive, the roadway is mostly on the residential properties to the south, and then we have that 30-foot of easement, which has not been constructed. It's swale and vegetation. So what we're showing is the roadway here, and that would be the swale and the easement here, and then the buffer beginning. COMMISSIONER VERNON: Okay. And the -- all right. The buffer, without including the swale, is 50 feet. MR. VANASSE: Is 50 feet. COMMISSIONER VERNON: Okay. Thank you. CHAIRMAN FRYER: Go ahead, sir. MR. VANASSE: This is line of sight from the western side of the property. We measured the adjacent house has about 55 feet of side yard. Most of it is vegetated. If I had to venture a guess, maybe 40 feet of that 55 feet is vegetated. And then beyond that we have our 75-foot preserve, and then a 6-foot landscaping strip. So, again, ample vegetation that would screen and shield and buffer the property. Lastly -- and I don't think there's any concern here -- we are over 530 feet from -- actually, this shows 485-feet separation, and the cemetery mausoleum have a buffer on their property. We have our 30-foot water management conveyance, and we have our enhanced 10-foot buffer. Again, very extensive separation and vegetation that will be screening and buffering the property. 5.A.a Packet Pg. 36 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 33 of 103 So the next issue I want to discuss is architecture. As Gregg has mentioned, they went out of their way to design a project that's innovative and is compatible with surrounding properties. This is a rendering of what they call the big home residential concept. The intent is to provide multifamily apartments within a building that mimics a single-family home. As you can see here, it's limited to two stories. Again, when we talked about the zoned height versus full height, if you can see, there's some nice rooflines on there, and that makes for attractive buildings. If we put a flat roof, we could certainly bring the building down. But, again, we want to mimic the character and the level of architecture that is seen in adjacent properties and these larger homes in the Estate lots. Also, the aerial vernacular is a modern farmhouse architecture and, again, the intent behind that is to have something that is contemporary but, again, is consistent with a more suburban or Estate lot type of subdivision. As mentioned, the height will not exceed two feet -- two stories, 35 feet zoned height. The development standards identify that and commit to that, and also all the projects -- all the structures are very high-quality, high-end units that are in there with quality finishes, and there's going to be ample amenities for the residents when it comes to gym, indoor and outdoor entertainment areas, pool, and jacuzzi and, again, that will be central to the project and internalized. With regards to access, as mentioned, very strong commitment to direct all traffic, all access onto Vanderbilt Beach Road. Absolutely no access will be provided onto Cherry Wood Drive. Again, on top of having preserve there and no access, it will be fenced and walled from that roadway. Also, the internal community will have a network of pathways and sidewalks connecting all the buildings and the amenities, and that sidewalk will connect onto Vanderbilt Beach Road and the greater county network of sidewalks. Just a quick summary, some of the other design items. We're going to meet the 60 percent open-space requirement, so internally there will be ample green space to make it look consistent with other residential master planned communities. The preserve will provide some habitat for wildlife. The preserve is located strategically to create separation and screening. We have a commitment to have Dark Skies compliant lighting on the project. The entire project will have a unified architectural theme, and all stormwater will be controlled and managed on site, and Dan will address that in a little more detail shortly. With regard to development standards, the only thing I want to reiterate here is our setbacks meet and exceed code requirements. And what I've got highlighted here is the maximum of 35 feet, which is consistent with standard residential districts, single-family residential districts in the county, and a maximum of two stories. From a transportation standpoint, we provided a detailed TIS. Norm Trebilcock is here to answer any questions. Staff has reviewed that TIS and is recommending approval for both of these petitions. There will be a cap trip generation maximum included in the PUD, and the cap is that the project will not exceed 110 two-way p.m. peak-hour net trips, and that will be reviewed and enforced at the SDP stage. Last, but not least, the developer is going to be paying transportation impact fees, and that would be there to mitigate for any concerns into the future. CHAIRMAN FRYER: Commissioner Vernon. 5.A.a Packet Pg. 37 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 34 of 103 COMMISSIONER VERNON: Can you go back one slide. So the size of these will be anywhere from 450 square feet to 700 feet -- 750 feet? MR. VANASSE: The individual apartments will be in that range. Again, Gregg's going to touch upon this in a little more detail. But it sounds a little counterintuitive that they are providing a luxury residential product, but the luxury residential product is what allows them to provide the affordable housing on a per-square-foot basis, they get better rent. Some of these units are smaller, but the quality is really there, so people are willing to pay for that quality and that luxury. COMMISSIONER VERNON: Are there any -- are there any common areas inside the big house, the big home? MR. VANASSE: Some of the amenities will be internal, and I'll let Gregg touch upon that in more detail. COMMISSIONER VERNON: Okay. So I'll turn things over right now to Gregg, and he'll give you a little more detail about those units but also talk about financial feasibility and the economics of the project. CHAIRMAN FRYER: Any more questions for Mr. Vanasse before he steps down? (No response.) CHAIRMAN FRYER: If not, okay. MR. YOVANOVICH: Actually, before we -- CHAIRMAN FRYER: Vice Chairman. MR. VANASSE: I'm sorry. COMMISSIONER SCHMITT: Patrick, were you going to -- I wanted somebody to cover the water management as well. Thank you. MR. YOVANOVICH: That was the audible I was going to call. We're going to bring Dan Summers [sic] up now to address the water management system, and then we'll have Gregg come up and talk about the project. COMMISSIONER SCHMITT: Okay, thanks. MR. YOVANOVICH: In greater detail. MR. WATERS: Do you want me to wait for Dan Summers or no? MR. YOVANOVICH: Sorry. Dan Waters. COMMISSIONER SCHMITT: Dan Summers, I think, is -- CHAIRMAN FRYER: He works for the other team. COMMISSIONER SCHMITT: Works for the other team. MR. WATERS: Good morning, Commissioners. Dan Waters with Peninsula Engineering. I'm going to talk about water management, what the process will be following this, and want to kind of set in note that initially, you know, we're in the step of the process here where we will identify what -- through this and the Board of County Commissioners, what intensity is appropriate here and what land use is appropriate here and what buffers are required here. Once we're through this process and those decisions have been made and we know basically what development footprint we're working in, the next step would be, you'd begin to apply for permits from South Florida Water Management District. So when you get into the Water Management District, you're basically demonstrating that we satisfy all of their rules and the requirements and, basically, the bedrock foundation of their rules are their conditions of issuance for granting a permit. 5.A.a Packet Pg. 38 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 35 of 103 So the first thing that we will have to do, or one of the things we'll have to do, is basically demonstrate that whatever is proposed here does not adversely impact the floodplain. So, essentially, basically, demonstrate that if there is floodplain storage on this site, that our water management system adequately addresses that and we do not displace that onto somebody else and make somebody else's situation worse or adversely affect their rights. The project will be limited to -- like all developments in Collier County to a restricted rate of discharge that is prescribed by the county and, as part of the permit application, we'll evaluate basically what the allowable discharge is and ensure that there are no adverse impacts to anybody upstream or downstream as a result of our proposed discharge. Mr. Schmitt, you mentioned Clean Water Act and water quality. Again, once we figure out what the intensity is, where the project is, part of that design will be to design into our water management system a series of water-quality treatment measures and ensure that the discharge that leaves this site is -- basically, the nutrient levels are no more than they are in the existing condition. In terms of environmental topics, I'll touch on them. If there are more specific comments or questions, Earth Tech Environmental is probably better to address them. But there will be site walks and listed species surveys that will be performed with the district as part of the review of the ERP. Additionally, they'll do an evaluation of any wetlands that are on site, and whether those wetlands should be preserved on site, should they be mitigated off site, and how you maintain that wetland function. COMMISSIONER SCHMITT: Let me ask a question on that, Dan. So right now you've done no preliminary jurisdictional determination? MR. WATERS: There's FLUCFCS mapping that has been done as part of the preliminary environmental work. COMMISSIONER SCHMITT: Yes. MR. WATERS: The agency that basically establishes a binding jurisdictional and says, "This is the line between upland and wetland," will be South Florida Water Management District, potentially DEP if these wetlands would be jurisdictional to the federal government, and it will happen as part of that process. But, yes, there have been preliminary evaluations of it. COMMISSIONER SCHMITT: So if there are jurisdictional wetlands, you'll go through the proper -- I'm assuring the public this -- that you're going to go through the required -- through the state, the required permitting applications, and determine whether there's going to be an impact, if there is an impact, either mitigate, compensate, or avoid? MR. WATERS: Absolutely, correct, yes. COMMISSIONER SCHMITT: And as far as the concerns that were constantly identified in the communications I received, are there any plans in regards to water management to displace any water that folks are fearing that may impact the lakes at -- MR. WATERS: Island Walk. COMMISSIONER SCHMITT: -- Island Walk? Thank you, lost the county -- term. But there's no plans of any way, shape, or form to impact the lakes in Island Walk; could you state that? MR. WATERS: No. And the process will be, when we submit to the district, it's a transparent process like the rezoning process is. Every document, every calculation, every 5.A.a Packet Pg. 39 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 36 of 103 piece of information will be available online. Any member of the public can access it, can review it, can comment to those agencies, and if the proposed project were to adversely impact Island Walk, adversely impact any neighbor, then a permit shouldn't be issued and wouldn't be issued. COMMISSIONER SCHMITT: Correct. Okay. Thank you. MR. WATERS: So that's an overview unless you have any specific questions. COMMISSIONER SCHMITT: You answered the question. I just wanted to make sure that was on the record so the public understood the permitting process. MR. WATERS: Okay. Thank you. COMMISSIONER SCHMITT: Thanks. CHAIRMAN FRYER: Thank you. Mr. Yovanovich. MR. YOVANOVICH: With that, we're going to bring up -- Gregg's going to come up and talk about the project and who he is intending to serve. CHAIRMAN FRYER: Okay. MR. FUSARO: Again, my name is Gregg Fusaro. I'm a partner with CIG Communities, and we are, just as a little background, a multifamily residential development company. While our office is in Cincinnati, we believe that we are members of this community. We -- myself and my partner both have homes here. We're members of the Chamber, and we're committed to doing the things that we understand, both from county staff and a lot of other people, are really needed here, and that's trying to provide as much attainable housing as possible in our developments. And as Rich indicated, Patrick as well, you know, when we committed to the 30 percent at Aspire Naples, that was the highest level of attainable units that any development had committed to, and that was a development on just over nine acres, 233 units, and that was actually the highest density that the county had approved. Part of that was based on, you know, again, taking a little bite out of the apple in trying to provide more attainable units within the county. By the way, that project we just broke ground on a couple weeks ago, I guess about a month ago now, and we're extremely excited about, you know, what that will do to, you know, take another bite out of that problem. One of the things that I think is really important to us -- you know, I get it, nobody wants change, and we understand that, which is the reason that we've gone to great lengths to try to create a development that is compatible with the neighborhood. It's a development that, again, is on a major arterial. We held two NIM meetings, one virtual and one in person. And there were some great points made at those meetings, which we have incorporated into our development. We originally looked at this site and had programmed 280 multifamily residences on the site. You know, we got input with respect to that density, and so we reduced the density. We're now at 208 units, which is under 12 units per acre. We also had initially looked at, based on that original density, doing three- and four-story buildings, which is what we're doing on Immokalee. Those are four-story elevator buildings. And we said, okay, we've got to find a way to make that work. And so we reduced the density. They're all two-story buildings. And just for the specifics on that, if you take the current elevation, add five feet for fill, our floor to floor will be about 11 and a half to 12 feet. So you're looking at 24 feet, plus 5, 29, plus whatever the pitch of the 5.A.a Packet Pg. 40 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 37 of 103 roof is. And we haven't made that decision -- final decision about, you know, the architectural styling. We've got a look here that we like, but we're going to get input from a lot of different people. So I think at the end of the day, our maximum actual height above current grade will be about 35 feet. CHAIRMAN FRYER: Actual? MR. FUSARO: Yes. In terms of the actual buildings themselves. Now, we're committing to what we have proposed here, but I'm just telling you, from a practical perspective, we'll probably have about 5 feet of fill, and we're 12 feet floor to floor, which is, then, 29, and depending on what the roof height is, we'll be 35, 37 feet is my guess. We haven't -- we haven't finished that architectural. But in any case, our intention and our commitment is that the existing trees that surround us on the south and the west are going to be taller than our buildings, and we're going to stay, obviously, within the commitment that we've made in terms of the zoning petition. So I just want to make that clear. That's -- that was input that we got from a lot of people in terms of height of the buildings, and that's what we're doing. I think it's -- again, I just want to reiterate, for example, that driveway that now leads from Cherry Wood onto the site will be gone, totally gone. The only access is on Vanderbilt Beach Road. You know, if I was coming in here to say I want to have our traffic passing through Cherry Wood Drive, I mean, I just would never do that because it wouldn't work, and we get it. And the only reason it works is because we're on a six-lane highway. But the only access of any sort is on Vanderbilt Beach Road. We heard input from neighbors that they wanted a fence or a wall around the entire development. I personally am not a fan of walls because I just don't like what they convey, but we'll commit to doing either, a wall around the entire development or a -- I like more decorative fencing because it restricts the movement, but it's, to me, less obtrusive. But, again, that's -- we're amenable to doing whatever, you know, again, in general is deemed to be the best solution based on that concern. The concern was that our folks are going to go into the neighborhood. We're not worried about that at all. If anything, we think the opposite might be true. But I think it was -- it was input that we got from the neighbors, and we're committing to do that even though it's not -- it's not in the materials that we submitted to the county, because that request came after the NIM meeting. So I'm just going on record that we're committed to doing that. The other thing I want to clarify -- because Patrick hasn't seen our design model yet, but we actually have units that will range from approximately 600 square feet, which is a studio and, interestingly enough, in most of our developments, the studios and one-bedrooms are the units that lease up the most quickly because a lot of the younger professionals and workers in any market -- it's not unique to Collier County or to Naples. Again, pricing has gotten more difficult just because of where construction costs have gone. But young professionals want to be in our developments. They want to preserve as many of their dollars as they can, so they don't care so much about the space they're actually living in. They want a great community that has great amenities that's in the right location and that allows them to drive less, whether it's to work every day or to the market or to other recreational amenities. So those are the smallest units. The largest units, based on our current plan, are about 1,350 square feet, and those are three-bedroom units. 5.A.a Packet Pg. 41 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 38 of 103 And what's currently on the screen -- so when you -- this particular slide -- and, again, this is just for informational purposes, but it gives you an idea, based on household size and different levels of income that you have based on having incomes less than 80 percent of AMI, which is average median income, incomes at less than 100 percent of AMI, and incomes at less than 120 percent. And then down below that is kind of the median salary for some of the different essential services personnel and workforce housing that exist in this marketplace. The other thing I just wanted to talk a little bit about in this -- is just basically for informational purposes, but I think it's important to understand that, you know, we're doing -- without, again, looking at some subsidies -- which other markets that we work in have different types of subsidies to encourage attainable housing. Collier County is a little bit different in that respect. But I've just shown up here some of the numbers that we're looking at in terms of this development. Total cost is just over $72 million. The equity going into it is about $29 million, and, you know, again, when we had originally looked at the development as a market-rate project, cash-on-cash returns between, you know, over time starting at 6 and a half or so percent and going up from there, you know, again, what we're looking at now are cash flows at less than 5 percent. And as you all know, I can go get a savings account or a CD today at over 5 percent. So, you know, it's become very, very difficult without subsidy, based on the cost of construction today, to be able to -- to provide affordable and attainable housing. So I think it's important to understand that if we could do 50 percent or 100 of these units at an attainable level, we would do that. But based on the cost structure that we're looking at today -- as another example, as I said, we just started Aspire a few weeks ago. When we did that budget, our insurance costs per unit was about $500 a unit. We bound the insurance last week at $1,600 a unit. So it tripled between the time that we did our models and when we actually closed on the loan. So I think that's the unfortunate circumstances that we're dealing with today. I'll let Patrick go through the Growth Management Plan consistency, but I just want to see if there's any questions at this point of me. CHAIRMAN FRYER: Planning Commission? (No response.) CHAIRMAN FRYER: Apparently not, sir. MR. FUSARO: Okay. Thank you. MR. VANASSE: Thank you, Gregg. Just to wrap things up here, I will address Growth Management Plan consistency and consistency with the LDC. In your packet and in the staff report, there are very detailed narratives associated with that. I'm not going to bore you with all those details. But I do want to point out two very important overarching goals within the Growth Management Plan. The first one is the future land-use goal, and I've highlighted in black a sentence where it says that the goal of the county is to provide a well-planned mix of compatible uses which promote public health, safety, and welfare. We believe that what we are doing and what we are presenting to the county is really providing that mix of housing and does promote public health, safety, and welfare. And then we've got the housing goal, and the areas I've highlighted says that the county shall provide an adequate supply of decent safe, sanitary, and affordable housing for 5.A.a Packet Pg. 42 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 39 of 103 all residents of Collier County. I think it's not even debatable. We know we have a housing challenge on our hands. And also what that goal says at the bottom is, thus, there is a need for the county to find ways to encourage the provision of affordable housing, and that's what we are doing today. We're coming before you to ask for the creation of a new subdistrict that will allow the provision of affordable housing, and we've presented a PUD that has a lot of safeguards and has assurances that make it compatible with the surrounding neighborhood. Again, with regards to compliance and the staff review, staff -- the staff reports were very detailed, very good. We concur with their findings. But I just want to reiterate a few things on there. We've demonstrated compliance with the Comp Plan as amended and with the PUD zoning decision criteria. The development meets or exceeds applicable development standards for residential zoning districts. The development has demonstrated compatibility with surrounding uses. It will provide significant public benefit through affordable housing and will advance the county's countywide goals for housing. The proposed development will not adversely impact public infrastructure, it will not cause drainage problems, reduce light or air to adjacent properties, nor will it harm the public health, safety, and welfare. And last, but not least, your staff has looked at the project from many angles, including drainage, landscaping, transportation, utilities, planning and zoning, and they concur with our assessments. And they recommend approval for both petitions. So, in conclusion, it's my professional planning opinion that we are, indeed, consistent with the Comp Plan, as amended, and with the Land Development Code. We support staff's recommendations for approval, and we respectfully ask that you support these projects and recommend approval for these two petitions. CHAIRMAN FRYER: Thank you. Planning Commission, any questions or comments for the applicant? Commissioner Vernon. COMMISSIONER VERNON: So one is just a curiosity question. Two different presentations, sub-presentations by your team. You left off law enforcement, as you had firefighters, teachers, nurses. I've just -- did you hear what I said? MR. YOVANOVICH: I did. COMMISSIONER VERNON: Did you hear what I said, Terri? THE COURT REPORTER: Yes. MR. YOVANOVICH: About law enforcement, we left them off of the list? COMMISSIONER VERNON: Well, in two different -- and it was probably you just didn't get the data for them, I'm assuming. But I just want to make sure I'm not missing something. MR. YOVANOVICH: Because I thought we had that number for -- COMMISSIONER VERNON: I saw firefighters, nurses, teachers, and you missed it once. I said, no -- didn't give much thought to it, but then there was a second presentation, and it was left off -- yeah, there it is right there. That's the second one. It's okay. I'm wondering if there was a reason for it. MR. YOVANOVICH: No. We know also -- COMMISSIONER VERNON: Okay. MR. YOVANOVICH: -- that sheriff's deputies fit this category as well. 5.A.a Packet Pg. 43 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 40 of 103 COMMISSIONER VERNON: Just thought it was odd. MR. YOVANOVICH: It was actually -- it was a miss. It was a miss. COMMISSIONER VERNON: All right. And then the next question, just trying to visualize this project, if I'm coming home -- I'm living there, and I'm coming home heading east on Vanderbilt, turning right, and it's 5:15, and there's 17 of us who live there getting home at the same time, is there a turn lane there? MR. YOVANOVICH: (Nods head.) COMMISSIONER VERNON: And how deep is -- it said it was a gate -- you said it was a gated -- hold on. You said it was going to be gated. So where -- maybe just give me practical, where's the gate going to be? How many cars can be accommodated? If it's one at a time through the gate, et cetera, et cetera. MR. YOVANOVICH: Specifically, as part of the Site Development Plan review, we will be required to build a turn lane to serve our project, so we will have a turn lane. The County also has a requirement that our gate be set back, I think it's 100 feet, to have sufficient stacking for cars that are coming off -- COMMISSIONER VERNON: Okay. MR. YOVANOVICH: -- to get into the community and not back up into the road or into the turn lane. So the county has specific requirements that will be implemented at Site Development Plan review. COMMISSIONER VERNON: Okay. And then I know Joe covered it and it's premature to ask this, but I'm going to ask it anyway. If you heightened the land and you increased the fertilizer, because now you're grooming the landscaping, you're probably going to create changes in water flow, and you're going to change water quality. And I know that you don't know the full answers now, but, typically, what kinds of things do you do just as a very -- from a layman's standpoint? MR. YOVANOVICH: I'm going to ask Mr. Waters this time, not Mr. Summer, but Mr. Waters to come up and explain that process. COMMISSIONER VERNON: Mr. Waters, to talk about water. MR. WATERS: Again, Dan Waters. So that will be part of the final design and permitting. What I would -- COMMISSIONER VERNON: Okay. MR. WATERS: -- what I would anticipate would be that you'd have some form of probably dry retention within this community, and what that would mean is smaller storm events would not discharge off site. Smaller storm events would just perk into the groundwater, and that would be part of elevating the ground, and would not discharge off site, and that's how you control some of that pollution runoff. And it goes back to what I mentioned before, when we submit and go through the process with South Florida Water Management District, one of the things we'll be required to do is a nutrient loading analysis, and so that basically looks at the existing condition property, what the contributions of nutrients to offsite areas are in the existing condition, and then we will design our water management system. And whether it be some dry retention, then go into lakes or however we might do it. The amount and types of treatment we would do would be as part of that calculation to show that we're not going to make anything any worse. COMMISSIONER VERNON: And just explain, what do you mean by dry retention? MR. WATERS: So it's basically -- dry retention would be something that -- typical, 5.A.a Packet Pg. 44 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 41 of 103 you know, in the winter, if we haven't had rain the previous handful of days, it would be something that would be above the water table, would be sodded. You see it in a lot of commercial areas where, basically, they'll have, you know, shallow, just sodded area where water collects. In the case of dry retention, basically you would -- essentially, that matter would perk into the groundwater table and not discharge off site and so, basically, the transport of any pollutants to downstream areas would be reduced by not discharging every storm to off site. In addition to that, I would imagine there would be lakes within this proposed community, and you'll get some removal from the lakes as well. But, again, the -- to say it's going to be X percent of the site or we're going to do it a certain way, it's premature to say that, because -- (Simultaneous crosstalk.) COMMISSIONER VERNON: I understand. I just want to get a sense of -- you answered my question. I just wanted to get a sense of it. Okay. Thank you. MR. WATERS: Thank you. CHAIRMAN FRYER: Commissioner Shea. COMMISSIONER SHEA: Just another follow-up question. What frequency of storm would you be required to retain on site? Because above that design frequency, it then would go off site. MR. WATERS: Yeah, and it's a little bit of a balancing act. So in terms of water-quality treatment, the way it works is the -- and the state has a procedure in place for this that basically governs how we would design and permit this. And so, essentially, based on what the change is in pollutant generation from the existing, essentially, undeveloped condition to a proposed more intense condition would tell us, basically, this is the additional amount of pollution that would be created by this proposed project. And then, essentially, based on that delta -- COMMISSIONER SHEA: When you say "pollution," are you talk about water or contaminants in the water? MR. WATERS: Typically, contaminants in the water; nitrogen and phosphorous. COMMISSIONER SHEA: So you're basing it on a nutrient load rather than a flow rate? MR. WATERS: Well, it sort of all ties together in terms of based on -- you know, again, we have to -- part of that permitting process will be demonstrating that post development the annual loading to offsite areas does not exceed the existing condition or predevelopment rate. COMMISSIONER SHEA: Under what condition? MR. WATERS: So it's not based on a single storm. The state, essentially, has a guideline set where they have evaluated for every part of the state what the typical annual rainfall is; also, for every part of the state, what the characteristics of that rainfall are. So what frequency of those storms are half-inch storms or quarter-inch storms, what are one-inch, what are two-inch. And as you can imagine, it's different in Naples than it is in Orlando than it is in Jacksonville. And so when we get to that point and know what project we're designing for, we'll 5.A.a Packet Pg. 45 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 42 of 103 do an analysis that essentially says this is the level of storm or the frequency of storm that we have to capture and basically keep on site and retain into the groundwater, and that's how we will establish, basically, that the post development is equal to or less than the pre. COMMISSIONER SHEA: Okay. Thank you. CHAIRMAN FRYER: Thank you. MR. WATERS: Thanks. MR. YOVANOVICH: Any other questions of our team before we turn it over to staff? CHAIRMAN FRYER: No one is signaling. No one's signaling. I'm sorry. Commissioner Schumacher. COMMISSIONER SCHUMACHER: Sorry, Chair. When I look at the site plan for this community, on the website it says that there's preserve throughout the community. The only preserve shown on this is around the boundary; is that correct? MR. YOVANOVICH: Yes. The preserves have been placed around the boundary intentionally to be buffers. There will be -- I actually -- there will be open space throughout the community. COMMISSIONER SCHUMACHER: The second thing is going back to the stormwater. So living one street over from this, I know how my property's constructed. We have a swale in the front, we've got a swale in the back. Your property's crowned in the center. You retain your stormwater, basically, to a certain point, which then goes into the swale. Where this property is located is a stone throw away from the canal at the end of the street. So whatever it exceeds that maximum, it's going into that canal, which then goes down to Pine Ridge. That canal starts on the other side of Vanderbilt, which is the outer side of Island Walk, which I believe is where that concern came from for their lakes, because there's a swale on that side, feeds into that canal, and then goes down to Pine Ridge. So if the stormwater gets to a certain point, it's going to overflow. It's going to go into that swale, which then goes into that canal like the rest of the neighborhood does. So just to kind of capture that. MR. YOVANOVICH: Right. But engineers will design that to make sure -- COMMISSIONER SCHUMACHER: Exactly. It will be -- I'm sure Southwest [sic] Florida Water Management and the engineers and everybody else will get involved, but that is -- in the way those neighborhoods were constructed, that is the original intention, as it was explained to me by the county stormwater when I first moved out there. I'm going to hold all my other questions till after we get through public comment. CHAIRMAN FRYER: Thank you. MR. YOVANOVICH: And we'll, obviously -- (Simultaneous crosstalk.) MR. YOVANOVICH: -- for rebuttal if necessary. CHAIRMAN FRYER: Okay. Thank you. We'll now hear from -- are you finished, Mr. Yovanovich? MR. YOVANOVICH: Yes, just gathering our stuff. CHAIRMAN FRYER: Okay. Staff, please. MR. BOSI: Again, Mike Bosi, Planning and Zoning director. I wanted to introduce Rachel Hansen, who performed the Comprehensive Planning analysis. She has a presentation and would entertain any questions that the Planning 5.A.a Packet Pg. 46 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 43 of 103 Commission may have for her as well. CHAIRMAN FRYER: Ms. Hansen. MS. HANSEN: Good morning. Rachel Hansen, for the record. I do have a PowerPoint, but I think that the applicant has pretty sufficiently covered what I have. So I just wanted to make a brief statement that we've reviewed the proposed amendment, and we feel that there is significant public benefit based on the proposed affordable housing commitments, and we do recommend approval of the Growth Management Plan amendment and the PUD rezone. Additionally, we feel that the development standards proposed will maintain a compatible scale with the surrounding area. So, again, I do have a PowerPoint, but I'm happy to answer any questions if there are any. CHAIRMAN FRYER: Thank you. Commissioner Shea. COMMISSIONER SHEA: So if they didn't want to come here, what, by right, could they use -- develop in terms of a density in that property right now? MS. HANSEN: The existing density is one unit per 2.25 acres per the Estates zoning. COMMISSIONER SHEA: So six dwelling units, and now they're asking to go to 208? MS. HANSEN: Correct. COMMISSIONER SHEA: And how do we get there? Just -- that's a big jump. It's not -- is there some sort of a bonus program for affordable housing they can get that kind of a jump? MR. BOSI: The Board of County Commissioners -- Mike Bosi, Planning and Zoning director. The Board of County Commissioners has established a policy that any petition that comes before them asking for an increase in density above what the Growth Management Plan would allow for has to provide a minimum of 21.6 percent. This -- this project initiated a 30 percent affordable housing commitment. With the additional nine units, they're at 34 units. COMMISSIONER SHEA: But is there -- is there a number -- a density that goes along with that, or they can get whatever density they want if they provide -- MR. BOSI: There's -- the way that the policy has been established, how much is being set aside against how much is being requested above what the GMP would provide for. So if you're asking for more -- if you're asking for higher units than what the GMP would allow, then you have to increase that percentage. So there's not a -- there's not a set rate. COMMISSIONER SHEA: There's not a table that says, if you add 30 percent, I'll give you 10 more dwelling units per acre? MR. BOSI: We do have an existing affordable housing bonus program that does have a table that does exactly that. They have chosen to utilize the Growth Management Plan amendment, like the majority of the affordable housing projects that have come before them. So in that regard, there's no set rate in terms of what they could have received at the 5.A.a Packet Pg. 47 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 44 of 103 34 percent -- 34 percent with, you know -- or half of them at under 80 percent AMI, half of them at under 100 percent, and now nine additional at -- or are under 120 percent. COMMISSIONER SHEA: Thank you. CHAIRMAN FRYER: Vice Chair Schmitt. COMMISSIONER SCHMITT: Yes. Could staff, just for the record again, so it's made a matter of public record, clearly state, from your standpoint in staff's review, all of the essential public services requirements have been met regarding schools, fire rescue, transportation, water/sewer, utilities. All those have been reviewed. Staff concurs with the impact finding no significant impact or any other reason to deny this because all of the essential services can be met; is that correct? MR. BOSI: That is correct. And when we started this discussion this morning, not on this petition, but when we started this meeting this morning, we talked about the AUIR. COMMISSIONER SCHMITT: Yes. MR. BOSI: And the AUIR is designed to maintain a level of service for all of the infrastructure providers. When you have a zoning petition, there's not a hard application of concurrency. What that means is that they submit the -- they submit their application. We'll evaluate the impact upon the various infrastructure providers. Concurrency's not applied. We'll let them know if there's capacity or if there's going to have to be an issue in terms of a shortfall, which they would have -- they would be -- they would have to address their proportionate share of addressing that shortfall. But it's when they come in for a Site Development Plan that the concurrency is actually applied. But all of the review agencies have looked at this, have provided an assessment that there was adequate infrastructure available, but when concurrency is applied at the DO, and that's when, if there was any deficiencies, they would have to address it. COMMISSIONER SCHMITT: A follow-up. Of course, Amy Taylor sits on this panel as a representative of the school board, and staff has concurred, and the school board has concurred as well that there's no adverse impact on schools because there was -- so many other things I've read as well. And I don't know, Amy, if you want to discuss that. The schools seem to have the capability to absorb any impact on this increase in population? MS. LOCKHART: Yes. At this time, there is capacity at the existing schools that they're zones -- this area is zoned for. We also have in our five-year plan an additional school that will be built off of Immokalee Road just east of 951, so we're introducing more capacity for the area within our five-year plan. COMMISSIONER SCHMITT: I think the other thing that concerned me -- and that was an interesting statistic on the impact of not being able to hire sufficient staff. From your position -- I'm not asking you to be an advocate of this project, but from this -- from your position, representing the school board, does this seem to be a project that would be welcomed in order to provide what you think would be needed housing for young professionals, specifically teachers? MS. LOCKHART: Yes. We have great challenges. Our starting salary for teachers is $50,000. Our average -- it may be factored differently, but I confirmed this with our human resources department. Our average is -- $62,056 average teacher salary. So it is a very -- extreme concern. COMMISSIONER SCHMITT: Okay. Well, thanks. I just wanted to make sure 5.A.a Packet Pg. 48 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 45 of 103 that was on the record as well. I'm not advocating. I just want to make sure the public understands -- MS. LOCKHART: Right. COMMISSIONER SCHMITT: -- that there's a give and take here. And I believe, if I'm not mistaken, your director and our county manager just participated in a forum held to discuss affordable housing which, again, was a well-attended and, I guess, a great concern. Jamie French and Amy Patterson both were speakers talking about the impact of affordable housing in this community. So just from the standpoint of staff review, yes, there's a benefit, but I want to make sure that from a standpoint of the review process, there are no concerns of any other adverse impacts other than -- and, of course, the impacts, we're going to hear, certainly, from the community, I'm sure, in regards to what they believe will adversely impact their standard of living right now, specifically the folks from Island Walk, because I'm sure most of the folks out here are from Island Walk. But from that standpoint, all reviews are in concurrence? MR. BOSI: Correct, yes, sir. COMMISSIONER SCHMITT: Thank you. CHAIRMAN FRYER: Commissioner Shea. COMMISSIONER SHEA: A traffic question. The biggest concern I have on the traffic is just the right-in, right-out. That's an awful lot of vehicles, depending on which way you're coming, that you're going to be making a U-turn or going up to the light and turning -- making a U-turn one way or another. Are we concerned at all about that, or is there anything we can do to mitigate that as a safety issue? MR. BOSI: And I would ask our transportation staff to come up and address that. COMMISSIONER SHEA: Yeah. I didn't want to let Mike get out of here without speaking at least once. MR. SAWYER: Good morning. Mike Sawyer, Transportation Planning. We have looked at the project in depth, as has our consultant, Jacobs Engineering. Basically, you've got the same information that we provided in the staff report. The road system can accommodate that number of trips. Specifically, when you're talking about the right-in and U-turn movements, that is actually an operational review that comes when the SDP actually comes in. The applicant is already committing to making a turn lane at the cemetery median opening. We've looked at that. It looks like there's no issues as far as meeting the distance requirements, and that will all be on their cost. They will construct it. They'll design it. Our staff will be looking at that design and approving it. And, again, that happens when we get the second bite of the apple when they come in with their SDP, with a new TIS, and it will include those operational details. COMMISSIONER SHEA: Just an observation. It's kind of tough to be an applicant when the stormwater and the transportation cost -- you lock everything in, you think it's a financially feasible project, and then you could come into the process and then be blown out of the water with either stormwater or traffic concerns. And that's just an observation. MR. SAWYER: I will also point out that they are going to be paying their fair share of impact fees every time they come in for a building permit. And, operationally, you 5.A.a Packet Pg. 49 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 46 of 103 can't use those because those fees can only -- impact fees can only be used for capacity. Operationally, those don't contribute to capacity. COMMISSIONER SHEA: Thank you. CHAIRMAN FRYER: Vice Chair. COMMISSIONER SCHMITT: Is that going to be a full opening right in front, left/right full opening, or will it be just right-in, right-out for -- what's the -- what are they looking for in regards to the entrance? MR. SAWYER: For the -- for this particular development, you're going to have a right-in/right-out on Vanderbilt Beach. COMMISSIONER SCHMITT: Onto Vanderbilt. MR. SAWYER: Vanderbilt Beach Road. They will also be -- operationally, be providing a turn lane at the current full opening in front of the cemetery. COMMISSIONER SCHMITT: So if I'm going to go west, I have to turn east, get into the left lane, then make a U-turn to go west then? MR. SAWYER: Correct. COMMISSIONER SCHMITT: So that will be planned for and accommodated? MR. SAWYER: Yes. CHAIRMAN FRYER: Just a moment, sir. COMMISSIONER SCHMITT: So from a standpoint of review -- and I'm going to ask Norm if he could come up, because I want to ask Norm as well from a traffic engineering standpoint. For the record, Norm, if you could state -- MR. TREBILCOCK: For the record, my name is Norman Trebilcock. I'm a professional engineer, certified planner, and certified professional traffic operations engineer with over 33 years of experience here locally. We prepared the TIS for the project. COMMISSIONER SCHMITT: Have you -- and your TIS -- and I have not gone through it in detail. You've planned for and -- are you, from an engineering perspective, comfortable with the movements that have to take place in regards to traffic in and out of this development? MR. TREBILCOCK: Yes, sir. As Michael had mentioned, we planned for a right-in, right-out at the main entranceway, and then downstream would be a plan for a -- committed for a U-turn there, and then also for the traffic that is coming from the east that wants to come to the project, what they would do is they would make a U-turn at the existing signal there at Island Walk, and there's an existing turn lane there. But we would evaluate that for operations as well in terms of any length increases or anything like that. COMMISSIONER SCHMITT: So there's no prohibition there that I know of for a U-turn. MR. TREBILCOCK: No. It exists there today. COMMISSIONER SCHMITT: It exists there today. MR. TREBILCOCK: It exists there today, exactly. But we would -- we would analyze that. That would be a part of our operational analysis, and we'd look at the actual traffic volumes at that time to see if we cause any triggering or anything like that based on our peak-hour traffic volume for the community. COMMISSIONER SCHUMACHER: At the cemetery, there's no U-turn. COMMISSIONER SCHMITT: No. He's saying at the cemetery, they would have 5.A.a Packet Pg. 50 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 47 of 103 to put a left -- MR. TREBILCOCK: Yes, sir, exactly. (Simultaneous crosstalk.) MR. TREBILCOCK: Correct, exactly. There's a specific commitment to put in the U-turn right there at that location, yes, sir. COMMISSIONER SCHMITT: And that's developer funded, not impact-fee funded. MR. TREBILCOCK: Correct. That's a site-related impact that we have to specifically pay for, just as the right-turn lane on Vanderbilt Beach Road we would have to pay for, and then if there's any impacts at the signal at Island Walk operationally caused by our development, if the turn lane has to be extended or anything, that's a commitment we have to make as well, yes, sir. COMMISSIONER SCHMITT: Okay. CHAIRMAN FRYER: Commissioner Vernon. COMMISSIONER VERNON: Don't leave. MR. TREBILCOCK: Yes, sir. COMMISSIONER VERNON: So you take a right coming out of the project, you go up to where the cemetery is and do a U-turn, and you guys are going to pay for the cut there. MR. TREBILCOCK: Yes, sir. COMMISSIONER VERNON: About how far east is the turn -- the cemetery turn from the entrance to the new project? MR. TREBILCOCK: Let me see if I have that. I have that in the report. Let me just grab that. From our proposed opening, let me see. Okay. So the -- let me see. The project's proposed driveway is 820 feet from the nearest connection west of the property, Island Walk Boulevard, and approximately 1,040 feet from the driveway from the Palm Royale cemetery to the east of the project access. COMMISSIONER VERNON: So about three football fields? MR. TREBILCOCK: Yes, sir. COMMISSIONER VERNON: And then where would the cut start? What's the standard -- you know what I'm saying? MR. TREBILCOCK: Yes. COMMISSIONER VERNON: Where the turn starts, not that you're -- so it's three football fields to the cut, and then to get up -- where do you get to the turn lane? MR. TREBILCOCK: So typically what you'd have, depending on the section if it's based on, say, a 45-mile-per-hour design, it would be 185-foot deceleration length, plus queue. So we'd normally do a 50- to a 100-foot type queue. So you're talking, you know, a couple hundred, few hundred feet there -- COMMISSIONER VERNON: About a football field? MR. TREBILCOCK: -- that would allow for folks -- exactly. COMMISSIONER VERNON: So it's about two football fields. You turn right, and you've got two football fields to get into that turn lane? MR. TREBILCOCK: Yes, sir, yes, sir. So you allow that weave for folks to be able to make. You know, if there are other, you know, downstream turn lanes as well there, but we would plan for the folks to make this one, just as, similarly, we have in other 5.A.a Packet Pg. 51 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 48 of 103 areas in the county as well. COMMISSIONER VERNON: Thank you. MR. TREBILCOCK: Yes, sir. CHAIRMAN FRYER: Commissioner Schumacher. COMMISSIONER SCHUMACHER: On the traffic study, how many -- what's the maximum amount of cars leaving during the peak hours in the morning? MR. TREBILCOCK: The a.m. peak -- let me grab that. The a.m. peak -- let me see, exiting is 66 vehicles per hour would be the exiting. COMMISSIONER SCHUMACHER: So 208 units of workforce housing, and only 66 of them are leaving at the peak hours which would be to go to work? MR. TREBILCOCK: Seven to 9:00 between -- so between -- in that peak hour. COMMISSIONER SCHUMACHER: In that peak hour? MR. TREBILCOCK: Yes, sir, yes, sir. As any development, you have a diversity of people. We all don't start work at the same time. You know, there's multiple shifts and hours that people do work. And this is based on the standards that we have established as well. Just as the p.m. peak hour entering, it's 69 vehicles per hour is the entering. The exiting is 41 vehicles in the p.m. peak hour. And, again, that's a singular hour during the peak period. So over a two-hour period, it would be -- COMMISSIONER SCHUMACHER: One hundred twenty. MR. TREBILCOCK: -- exactly. You're going to get -- you know, but your peak is the slightly higher amount of that. COMMISSIONER SCHUMACHER: Does the study show how many vehicles will be associated with the property? MR. TREBILCOCK: No. It's -- the independent variable is the units themselves. It's based on the number of units and not those other factors. But it is based on a low-rise multifamily product. COMMISSIONER SCHUMACHER: Okay. Thank you. CHAIRMAN FRYER: Commissioner Shea. COMMISSIONER SHEA: What is the peak hour? MR. TREBILCOCK: The peak hour for Collier County is 4:00 to 6:00 p.m. is our peak-hour period that we look at. COMMISSIONER SHEA: So the other question is, we have a lot of areas where we have to make a right out and then immediately make a U-turn similar to this, but we're going across two lanes of traffic. So at some point in time west of the right turn out, there's got to be an interrupter. I'm assuming the closest interrupter is the stop light at Vanderbilt and Logan? MR. TREBILCOCK: Current -- yes, sir. COMMISSIONER SHEA: So that would provide the gap -- MR. TREBILCOCK: No. To the west you said? COMMISSIONER SHEA: Well, if you're coming out, you have to take a right. MR. TREBILCOCK: Yes, sir. COMMISSIONER SHEA: Somewhere -- if there's not a break in traffic, you're not going to get out -- you're not going to be able to get across two lanes of traffic safely to the U-turn. MR. TREBILCOCK: Yes, sir. 5.A.a Packet Pg. 52 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 49 of 103 COMMISSIONER SHEA: And I'm -- that worries -- AUDIENCE MEMBERS: Three lanes. COMMISSIONER SHEA: Three lanes. CHAIRMAN FRYER: Ladies and gentlemen, we're not going to permit this. COMMISSIONER SHEA: But that is -- that's -- that's a tough one, because, I mean, there's a lot of traffic coming off of Logan. So even when the light changes, you don't get much of an interruption. MR. TREBILCOCK: So you're going to have the signal for your coming out. So you're going to have the signal at Island Walk. That's the existing signal there just to your west, and then you have the signal as well -- COMMISSIONER SHEA: I forgot about that. MR. TREBILCOCK: -- at Logan. So you have multiple signals in that location, yes, sir. CHAIRMAN FRYER: Thank you. COMMISSIONER SHEA: Thank you. MR. TREBILCOCK: Yes, sir. CHAIRMAN FRYER: All right. No one else is signaling at this time. MR. TREBILCOCK: Okay. Thank you. CHAIRMAN FRYER: Anything further for staff? (No response.) CHAIRMAN FRYER: If not, since there are some people here who have been here since the early hours of the morning on the BCC meeting of yesterday, we're going to be quite liberal in taking our breaks, and we're going to have one now until 5 minutes after 12. We're in recess. (A brief recess was had from 11:51 a.m. to 12:05 p.m.) MR. BOSI: Chair, you have a live mic. CHAIRMAN FRYER: Thank you very much, Mr. Bosi. Ladies and gentlemen, let's return to our seats and reconvene, please, so that we can get underway. And my initial question is to staff: Is there anything further from staff? MR. BOSI: We did provide the -- Rachel provided the overview for Comprehensive Planning. We had our -- Laura DeJohn provided the review for the PUD review, and we are recommending approval on that as well. CHAIRMAN FRYER: Okay. Thank you very much. That takes us, then, to public speakers, and I will ask Mr. Sabo what we have in store for us. MR. SABO: Mr. Chairman, we have about 27 public speakers -- we can use both podiums -- and seven people will be ceding time to Jerry Kurtz. He has requested to be at the end. So -- and then a couple other people have requested to move back to the back of the line because they had to leave but will be coming back. So right now at the right podium, Jeff Bronsdon, please, and Richard Miller at the left podium. CHAIRMAN FRYER: Okay. Now, is that registered speakers in the room or people on the phone as well? MR. BRONSDON: That is in the room, and there are four Zoom speakers. CHAIRMAN FRYER: All right. Then without objection from the Planning Commission, I'm going to exercise the prerogative of the Chair, and we will limit public 5.A.a Packet Pg. 53 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 50 of 103 speakers to three minutes per person. And if you have additional time ceded to you, you can have three minutes per ceding time. All right. Who's our first registered speaker? MR. SABO: That is Mr. Jeff Bronsdon. MR. BRONSDON: Jeff Bronsdon. I live at 4990 Cherry Wood Drive. I built my house about 27 years ago. CHAIRMAN FRYER: Would you spell your last name for me, sir. MR. BRONSDON: B-r-o-n-s-d-o-n. CHAIRMAN FRYER: B-r-o-n-s-e-n. MR. BRONSDON: Bronsdon. CHAIRMAN FRYER: Bronstone. MR. BRONSDON: Bronsdon, d-o-n. Don. CHAIRMAN FRYER: Don. Thank you. Sorry. MR. BRONSDON: I strongly oppose the petition to rezone this tract of land to allow for an intense and high-density housing use in this neighborhood that consists of single-family homes on large wooded lots in accordance to the Urban Estates Master Plan. The rezone would be in direct conflict to that master plan. Patrick Vanasse, I think his name is, he spoke in support of this project for the petitioner, but -- and he mentioned to the west of this project that there was one home there. There's about 15. There's one home right next to it and about 15 more to the street, but anyways. The Collier County mission statement: To be the best community in America to live, work, and play, to meet the needs of our residents, visitors, and businesses today and tomorrow, exceeding expectations every day. Today we're going to ask you to just meet those expectations and say no, because this affects our quality of life, which is mentioned numerous times in the master plan, Golden Gate Master Plan. And Goal No. 1, to guide land use and public facility decision-making and to balance the need of -- to provide public -- basic public services with natural resources, concerns, through a well-planned mix of compatible land uses which ensure the health, safety, welfare, and quality of life of local residents. This will have a negative effect -- impact on our quality of life. One, we'll get stormwater runoff. We all live on wells. Where's the -- what kind of pollutants are going into the aquifer? What about aquifer recharge? When you blacktop and put roofs -- and rooftops and stuff, that's runoff. That goes away. So you're eliminating so much of that recharge -- aquifer recharge. In the Growth Management Plan, Objective 3.2, Policy 3.23, rural character shall be further protected by resisting site-specific master plan changes that are out of scale or character with the rural quality of urban Golden Gate Estates. And it specifically says in the Estates designation, multifamily dwelling units, duplexes, and other structures containing two or more principal dwellings are prohibited in all districts and subdistricts of this designation. That's number one in the land use. Policy 3.23 -- or 3.3.3, the county shall encourage the combination of parcels smaller than 2.25 acres with other parcels in order to preserve and enhance low-density environmental advantages. This project is doing the exact opposite. It's encouraging throwing, what'd they say, 5.A.a Packet Pg. 54 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 51 of 103 16 per acre -- 16 units per acre. And we're always talking about affordable housing. What about affordable homeownership? As you -- as this -- if this gets passed, that's going to be an open gate to other Golden Gate Estates, rural and urban areas, to be gobbled up, turned into apartment complexes, housing units, and just multi -- you know, multifamily units, and it takes that property off the block for somebody that wants to buy a lot of 2.25 acres and build their house that's affordable. It's affordable ownership. I measure my property value not by the dollar signs in the offers from real estate brokers or from my TRIM notice. I measure my quality of life, my peace and quiet and my neighbors -- knowing each one of my neighbors. This will put 200 -- over -- probably 400 people as new neighbors directly across the street from my front door with a wall. Well, I don't want to look at a wall. I don't want to have 200, 300 people in my neighborhood I don't know when -- they have a big entertainment -- outdoor entertainment. They'll have parties out there. We'll have to put up with the noise, lighting, so I strongly oppose it. And the drawing -- oh, yeah. The actual height that I saw written on this -- the thing up here says actual -- it's proposed height or whatever it was, 35 feet; actual height 45 feet. That's 3 feet short of a three-story building. That's the roof height. That's after they bring in all this fill to bring that up to an acceptable plain to avoid paying flood insurance. CHAIRMAN FRYER: Thirty seconds, sir. MR. BRONSDON: I'm done. CHAIRMAN FRYER: Thank you very much. Next speaker, please. (Applause.) MR. MILLER: How do you do? My name's Richard Miller. I live at 5270 Cherry Wood Drive. I've been living here 25 years. Cherry Wood Drive has gone under water at least three times since I've been there, maybe four. The canal gets filled up and overflows onto the road. The fish come up and swim in the swales. I could go fishing in my front yard sometimes with the heavy rain, and it doesn't necessarily have to cover the road. The swales stay full, which are draining into a canal, which can't handle the water flow now. Now if you put this apartment complex there, fill that -- fill it in five feet high, you're displacing a lot of that is going to wind up running into the canal and then overflowing onto Cherry Wood Drive. I think that should be taken into consideration. And also the wildlife. I mean, I have a gopher tortoise that comes in my front yard and eats my grass and goes back into the woods. There's a bobcat there. There's wolves there. There's a herd of deer there. There's everything there. And it's going to displace a lot of those animals. And, also, the area is only supposed to be a low-density population. That is not low density. There's supposed to be one house per two and a half acres. We're only allowed to clear one acre of property if we're building a house. They're going to come in and clear-cut 15 acres of a wildlife preserve and leave nothing for the animals. And then they only want to give us a 50-foot buffer on the south side, and the cemetery, I believe, is 80 or 100 feet. So why should they have to give less than the cemetery? The cemetery's got more people in it. And, by the way, they don't party. CHAIRMAN FRYER: Thirty seconds, sir. MR. MILLER: Thirty seconds, okay. 5.A.a Packet Pg. 55 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 52 of 103 And the other thing is, if apartment houses are needed so badly, why is new places like the Pearl advertising free two months' rent if you sign a lease? Logo [sic] was on Google yesterday advertising one month's free rent. If there's such a shortage, these guys should be having a waiting line to get into their apartments, and they don't. And also there was another one on Livingston, Allure. They were advertising one-, two-, and three-bedroom apartments. That complex is only two or maybe three years old. If these places have to be advertising for apartments, there mustn't be that much of a shortage. Thank you. CHAIRMAN FRYER: Thank you, sir. (Applause.) CHAIRMAN FRYER: Ladies and gentlemen, I'm going to ask that we refrain from applause or booing or any other noise at the conclusion of people speaking. Thank you. Who's the next speaker? MR. SABO: Mr. Chairman, at the right podium, David Bobay, and the left podium, Todd Lyon, please. CHAIRMAN FRYER: All right, sir. I'm going to ask you to spell your last name for me. MR. BOBAY: David Bobay, B-o-b-a-y. CHAIRMAN FRYER: Thank you. MR. BOSI: I live at 780 North Logan Boulevard, been there 25 years, like the previous gentleman. My biggest concern is the safety there on that corner. It's not safe now. It hasn't been safe at all. When you try to make -- when I try to make a -- turn into my house, people think that I'm at the light. So I got my blinker on and each way when I make the U-turn, and they're slamming into me, and I have to run off the road to not get hit. And I've talked with the county about it. They've changed the intersection three times. We're in the process right now of changing it again, but they had funds. They're going to change the intersection, and they're going to put more lanes in to merge, but that doesn't stop the problem. The problem is, is people see the light, and they think I'm turning at the light and not into my driveway. And it happens in both directions. And then I get people that stop and tell me I can't make a U-turn there because there's a double yellow line, and they get out of their car, and they're screaming at me and telling me I almost killed them and all, and I have -- I've done everything legal. I called the cops on it. I've called the commission, and it's not safe. I would move but I have grandkids here, and I love it. I love Collier County. And it's just not safe. And your adding more people into that intersection is not a good idea. I got cameras now. I've got everything videoed so that when the accidents happen and all this crap that's been going on I've been watching, I'm going to have it on video, because that's what I'm going to have to do to protect my family. It's just not safe at that intersection. Also, I have a few concerns about the site. As they say, when they built the EMS station on that corner, they said that we weren't going to have any problem with the water drainage. Well, we did. I -- we have water drained onto our property. When they did improvements to the intersection, they raised the pitch of the road, so more water went into our property still, wasn't taken into consideration, and they didn't put the swale back. 5.A.a Packet Pg. 56 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 53 of 103 I actually had -- to get that fixed, I had to call the county commissioner and have them make code violations on me so that they could come back and put the swale in that they took out when they made improvements, because they made the improvements and never put the swale back in. All that -- between the pitch and the EMS station, I had standing water for two years before they would change it. I had a honey bell tree, and two of my prize mango trees were destroyed in the process. I don't care about the trees. It's not a safe intersection there. And if you're going to add those properties -- those going in there around -- it's just around the corner, it's not safe. I don't know whether you guys got to buy me out because you can't fix the problem or buy those people out, but it's not safe. It never will be, you know. And adding those 300 people, when we're trying to get out, all of us on that road try to get out at 8:00 o'clock, the peak hours, a lot of times we can't. The cars are backed up so much that you can't even get out so far. And now, when the bus station -- we didn't talk about where these kids -- all these 200 people, where their bus station's going to be. They're obviously going to have to go into the development and come out. But what about all these kids that are on bicycles and these motor scooters and all this stuff that are going to be in the complex? Where are they going to play? On Vanderbilt Drive? On a four-lane highway? There's no place for them to play or -- you know, they're going to want to get out and do things. So you're taking a very dangerous intersection -- and, I mean, I love Collier County, but it's a U-turn capital of the world. Put another U-turn in. They're not safe. CHAIRMAN FRYER: Thirty seconds, sir. MR. BOBAY: I didn't realize you can make a U-turn in Collier County anywheres where it doesn't say you can't. That's kind of ludicrous. But anyways, it's not safe. We need zoning to protect the urban areas. The harm is way greater than the good, you know. And you're supposed to be providing health, safety, welfare, and quality of life. That's not what you're doing by approving this project. Please don't amend the zoning. CHAIRMAN FRYER: Thank you, sir. Next speaker. MR. LYON: Hi, good morning. Todd Lyon, L-y-o-n. I'm the administrative director of Human Resources at NCH. I deal daily with the issues of affordable housing here in the community. We're the second largest employer in Collier County, after the school system, with 4,500 associates that work for us. We see the continuous need for affordable, attainable workforce house. This location is ideal and proximal to businesses that need these workers. I've heard a couple speakers talk about the folks that might live in these homes and the partying and the outside partying. I think we need to make a distinct difference to understand that this is attainable workforce housing for working class individuals that want to give more to our community. These are our healthcare providers, these are our teachers, our law enforcement agents. This is not housing for people who want to stay at home and party all day. These are people that want to be in our community and better our community and can't afford to live in our community. The issues I'm hearing with traffic and with water would happen anywhere we propose something like this in Collier County, but we need to start somewhere in Collier 5.A.a Packet Pg. 57 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 54 of 103 County. I also -- NCH has supported this project. I also sit on the Affordable Housing Advisory Committee with the county, and I encourage people who have such passion about projects like this to get involved with affordable housing on all levels in this county. There are many meetings and committees in which we talk about this ongoing, over and over, and there's a lot of talking done and nothing being done. If we don't start in one area that is well vetted -- well vetted by a great company who has a good-looking facade -- they have a strong plan in place. If we don't start somewhere, the infrastructure of our county cannot accommodate what is happening here in our county, and we all want Collier County to be number one. The third reason I'm here is as a parent of a nine-year-old child who attends Vineyards Elementary School. I drive this exact street at least twice a day every day. A sacrifice for 10 more minutes in traffic for me to have top-quality healthcare workers, teachers, law enforcement officials is worth anything to me in this county. I was also a resident of Island Walk for my first four years living in Collier County. It is disheartening to me that such a beautiful community as Island Walk has residents so vehemently opposed to a development that will be barely visible across the street, may have some impact on traffic, of course as all of Collier County does as it grows. But think of the people that we're looking to serve -- it's us, the residents of Collier County -- by bringing in the people we need to run this county. How will you feel when you go to the emergency room and the nurse isn't there to take care of you and your child wants to go to class and there's not a teacher to be there to be the teacher for your child? It's more than just this. Affordable housing is an issue. I ask people to look beyond their front yard and realize that this is for the greater good of our community and Collier County as a whole. Thank you. CHAIRMAN FRYER: Thank you very much. Next speaker. COMMISSIONER SCHMITT: I have one question. CHAIRMAN FRYER: Oh, sir. Go ahead, Vice Chair. I'm sorry. COMMISSIONER SCHMITT: One question. You stated how many employees you have. How many employees are you aware of, or do you keep the statistics, that commute from -- that have to commute from Lee County down here to work? MR. LYON: We have -- about 40 percent of our workforce does not live in Collier County. COMMISSIONER SCHMITT: Okay, thanks. CHAIRMAN FRYER: Thank you. Commissioner Shea. COMMISSIONER SHEA: Todd, you're on the Affordable Housing Committee? MR. LYON: I am. COMMISSIONER SHEA: What -- did this project come before the committee? MR. LYON: Yes -- COMMISSIONER SHEA: Do we have a recommendation? MR. LYON: -- I should have said that as well. Not only does NCH support this, but on Tuesday at the Affordable Housing Committee meeting, this was brought before the committee, and we unanimously approved this project as well. CHAIRMAN FRYER: Thank you, sir. 5.A.a Packet Pg. 58 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 55 of 103 Next speaker. MR. SABO: Mr. Chairman, at the right podium, Beth Sherman. At the left podium, Scott Sherman. CHAIRMAN FRYER: Thank you. MS. SHERMAN: Good morning. I'm a resident of Logan Woods who will be directly impacted by this development. The development goes against the master plan of Golden Gate Estates which was designed to be low-density housing for rural Florida life. You can't change land code so that 71 people can gain a 400-square-foot apartment in the name of affordable housing. The rights of 71 people do not outweigh the thousands of residents in Logan Woods who purchased their homes for rural life, but it sure makes a good speaking point for the developer and the county. Affordable housing does not need to be within miles of people's employment. It also has nothing to do with public health and safety. If employers like NCH paid people a living wage, we would not have to sacrifice the quality of life of those in my neighborhood. You changing LDC is a violation of the rights of Logan Woods residents. Whenever I hear "for your safety," it instantly is a red flag for me. The world is being changed before our eyes, and "for your safety" is always the line they use. If you want to discuss safety, then let's talk about how absurd it is to put that U-turn in. I am also concerned for the Future Land Use Map that was shown. There will be impact to the environment through noise, light pollution, traffic, and wildlife displacement. Has sound mitigation even been discussed? Because there's so many trees right there. They showed that 50-foot buffer, but from someone who lives right there, those trees are Melaleuca trees, and they're Brazilian pepper trees, which are invasive species, which would have to be removed. So if all those trees have to be removed as a buffer and you're going to have to put in new vegetation, that is not going to work. Logan Woods is a nature preserve, and people bought there for a reason. You can't tear down 15 acres to put up 200 units. The quality of life of Logan Woods residents will be sacrificed, and a change to the LDC will set precedence moving forward. Meeting at 9:00 a.m. does not work for residents. Almost everyone who lives in my neighborhood is working at 9:00 a.m. I was fortunate enough that I came to speak for all of them. Changing the LDC on the premise of affordable housing is a violation of homeowner rights. Building 400- to 600-square-foot apartments in the name of affordable housing is laughable. The affordable housing thing is an issue, but rural residence in Golden Gate Estates areas should not be changed in order to achieve that. It seems that these units were thrown in so that the development plans will proceed due to it being a hot-topic issue. Schools were brought up and teachers' salaries. The school board raised our taxes 10 percent in order to pay teachers more. Will 60 units mixed with other professions bidding in on a space really make a difference? If so, they build in an area that the property -- lastly, the potential for the increase in crime in the area. You cannot tell me that if it was intended for 16 housing units and now you're going to have over 200, which, in turn, is most likely over 400 individuals living there, that it's not going to increase crime to the area. The quality of life is suffering in this county. People want to live here because it's 5.A.a Packet Pg. 59 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 56 of 103 beautiful, but nobody seems to care about people's rights. You should not be able to change Land Development Code to put this in. It's absurd, and I say no. Thank you. CHAIRMAN FRYER: Thank you, Mr. Sherman. (Applause.) MR. SHERMAN: Sorry, I clapped. Isn't my wife lovely? She's a gorgeous woman. I just wanted that on the record. When we bought in the Logan Woods area, we trusted that the Board of -- that this board's prior ruling being Estate homes would stand. Remember that -- I don't know -- you guys weren't involved with that probably, but there's been hundreds of boards before you that put these rules in place and said not to build multifamily homes in this area. So we bought under that presumption. So we'd appreciate if you would not change it. Your job is hard. I realize there's lots and lots of people moving to Collier County, and there are lots and lots of places that you need to build, but we don't want it right there in an Estate home. There's got to be a better place to put it than where it is proposed. I would also like to talk about the clear cutting of the trees. Definitely a huge problem. We live in an area that is a wildlife preserve. We have bobcats. We have bears. We've armadillos. We have raccoons. We have beautiful birds and butterflies and all amazing things. It's like living in a forest, and we would like to keep our forest and not tear it down. If you could -- could you show this screen right here? Can someone bring this up on the -- I want to show you. I just -- they happened to leave it up for me, so I scanned through their presentation while I was waiting, and I found this. And look at how many -- the green is where they're leaving the trees, and the stuff that's not green is where they're going to basically cut down all the trees. And so I know there's ordinances in this town based on your recommendations that they take out invasive species and everything. These are native trees. They're going to take them all out, trust me. They're going to clear-cut that. They're going to put a parking lot in, and it's going to cause the runoff issues we're talking about, and all the wildlife there is going to move on to somewhere else or die, probably. I know my neighbor put in -- you know, had to clear out his backyard to put in a building, and the owls -- we had burrowing owls living in our backyard, and because of the disruption and the lights and the noise while they were building it, the burrowing owls are no longer in our backyard. I don't know if you've ever had a burrowing owl. They make the coolest noise ever at night. So the animals will be disrupted. The apartments are not desired by the occupations listed. I don't know about you, but most nurses I know do not want to move into a 400-square-foot studio apartment. They want a home. As the man said earlier, the most affordable housing in Collier County is the Estates if you want to be a homeowner. You can buy a piece of property out there for at least a semi-reasonable amount of money, reasonable for Collier standards, and build out there. That's what most of the people I know -- most of the police officers I know, most of the nurses I know, most of those people have done that. They've moved out, kind of, to the Estates and bought there. And a lot of them do go to Lee County, but that's where they go. We want to keep that that way. It's supposed to be -- it's a lifestyle change. The small square footage is not going to attract families. It's going to attract these young, single people that want to be loud and party at night. 5.A.a Packet Pg. 60 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 57 of 103 Again, 71 units against the 1,600 needed annually, not much of a dent. Why don't they build a bigger place and make it 100 percent? If they really are concerned about the affordable housing, that's what they should do. And as my wife stated, crime always increases in areas where you put apartments. That's -- you look at any study, any -- I guarantee you, you can find lots and lots of studies that show when you put in apartments, crime goes up. And so I think the risks of traffic and crime do not -- and the lighting and the animal disruption do not outweigh the benefits. Thank you. I wish you'd vote against this. CHAIRMAN FRYER: Thank you very much. Next speakers, please. MR. SABO: Mr. Chairman, at the right podium, Steven Czaplewshi, and the left podium, Kim Reed, and Kim has been ceded her additional three minutes from Zachary Nichols. Is Zachary Nichols -- what is it, sir? MR. NUCHOLS: Nuchols. MR. SABO: Zachary Nuchols, so he is here. MS. REED: He's my son. MR. SABO: Mr. Chairman, if we could get Amy Kurtz to the right podium, please. CHAIRMAN FRYER: Thank you. Introduce yourself again, please. MS. REED: Hi, I'm Kim Reed. My first three minutes, I am a resident at 4960 Cherry Wood Drive. This -- we moved to Naples 20 years ago and have loved it ever since. I am a broker, realtor, property manager of affordable housing, of tax credit housing, and I know how all of this works, okay. But first I'm a resident, and foremost. I have seen baby cubs born. I have seen the Florida panthers. I have seen a family of deer. I have seen all the wildlife. I'm from New York City, okay. Alligators in sewers are what we probably saw if we were lucky, not this. My children were able to grow up enjoying this lifestyle. We don't want to live in an HOA. I deal with HOAs every day. I want my peace. I want my serenity. I have not cleared my land. I am surrounded by trees. By changing what has been put in place, I believe in 2017, even, recently, that says don't do this to us -- I know what affordable housing is. There's good and bad about it. I have 30 senior living in Immokalee right now I'm managing. I have four vacant units for 55 plus, okay. When I look at your numbers or the numbers that they're giving us saying that this is affordable for a nurse who makes 60- to 65- a year, do you understand the affordable housing rules? Do you understand that the maximum income for that one person is 55,920? Did they tell you the rents in any of their presentation? Whether it's affordable or not? These are the questions you need to ask. Besides the fact that we know there's going to be runoff. When my son graduated from the Army, from basic training, it was during Hurricane Ian. I came home a week later to my street still flooded. If you think that those floodwaters don't impact my well, you're wrong. If you think 200 units are not going to impact our wells, you're wrong. But we love our wells, and we love our septic, and we love our way of life. 5.A.a Packet Pg. 61 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 58 of 103 My son makes 45,000 a year as a disabled veteran. He can't afford to live in Collier County right now, but he also probably can't afford the rents in this new place that's going up. By changing these rules for our area, you're setting a precedence in Golden Gate Estates that will impact many, many veterans. Did anybody mention the veterans in any of their presentation? I know they left off the police officers. But there's all of the veterans in Collier County, too. Affordable housing, I finally got to own a house. Yay for me. And now you want to take away my way of life. We trust you guys. You're there to protect us, not the developer. Please vote no. CHAIRMAN FRYER: Thank you. Next speaker. MS. KURTZ: Yes. Good day, I guess it is now. Amy Kurtz, Cherry Wood Drive. Former teacher in Collier County, retired now. There are teachers who live on our street. (Simultaneous crosstalk.) CHAIRMAN FRYER: Pardon me, ma'am. I need to make a brief statement just so that everyone understands, and I apologize for interrupting. If you've been ceded additional time, we're going to ask for the person who ceded that time to you to raise their hand because they need to be physically present here. So I just want to say that. Now, are you -- have you been ceded any time? MS. KURTZ: No, sir. CHAIRMAN FRYER: Okay. I'm sorry to interrupt. Please go ahead. MS. KURTZ: That's fine. CHAIRMAN FRYER: It won't be charged against you. MS. KURTZ: First I'd like to congratulate Gregg and CIG on their Aspire on Immokalee Road. Appropriate area, and good for them. I also would like to say on all their presentations they have not shown an aerial or rendering of what this Ascend will look like from the air and all the green space with all the green space gone. I've seen it, but I haven't seen you ask for it, so maybe that's something you need to talk to the petitioner about. Just so you know, the 50-foot buffer that they're proposing for us, giving us, it is totally full of exotic vegetation. The man who sold the property to CIG, or whoever, the holding company, made sure that everything crept in so that the wildlife would be pushed out. And as you know, if you remove exotics and there are a lot of -- were/are a lot of pine trees in there and you run machines through there, those pine trees that are left are all going to die. We've done it on our property. And anytime you remove other trees or run equipment, the pine trees all die around it. Believe me, with 35 years out there, I know. Also, your -- their line-of-sight exhibits are a little out of whack. The houses to this -- the house directly to the south, Justin's house, they showed trees in front. He has no trees in front of his house, and he's right close to the road, so he will be direct line to whatever is -- the buffer contains, just so you know. Hopefully you all have received my most recent email. I don't know if you've driven by Cherry Wood, but I suggest that you do. I understand the drive to fill the void in 5.A.a Packet Pg. 62 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 59 of 103 affordable housing. Apartment development is one avenue to acquire more. It appears there's a desperate attempt to build as many as possible as fast as possible. As I look at the many new commercial rentals slated to be built, none are as out of scale as Ascend. The sheer density increase and excessive clearing needed for 62 or now 71 affordable units is just outrageous. All parcels on Cherry Wood, Golden Gate Estates, they're all Golden Gate -- they're Cherry Wood properties. The parcels -- the land says Cherry Wood Drive, okay. It doesn't say Vanderbilt Beach Road. They're all Cherry Wood Drive parcels. I presume -- we've talked about the density that's contained. Cherry Wood has many new families and residents who have recently built their dream homes, still building them, only to find out that the county may agree to pull the carpet from under them. It's incredibly upsetting. The adrenaline I've been dealing with is a lot. This development goes against the county's GMP, the GGAMP, intensely. Thirty times the density and approximately five times the current population that we have now crammed into a 17-acre area. CHAIRMAN FRYER: Thirty seconds, Ms. Kurtz. MS. KURTZ: Thank you. It will forever change the character of our community. It is radical spot zoning of the Estates land and goes against everything that makes Logan Woods unique. Must we fill every green space along our arterial roads? Affordable housing quotas and developers should not drive the county into knee-jerk growth that lessens the quality of life for those already settled. Anyone who says this commercial 208-unit development is comparable with the surroundings is lying or unaware of this area. Architectural style does not change the noise, the outdoor activities, the numbers and displacement of wildlife. CHAIRMAN FRYER: Thank you, ma'am. Next speakers. MR. SABO: Mr. Chairman, at the right podium, can we have Michelle Mace, please, and the left podium, Angela Hutchinson. CHAIRMAN FRYER: Thank you. The speakers' left and right or the viewers' left and right? MR. SABO: I think on the right is Michelle Mace, correct? MS. MACE: I heard right, so I heard right. CHAIRMAN FRYER: So you're Ms. Mace? MS. MACE: Yes, I'm Michelle Mace, M-a-c-e. CHAIRMAN FRYER: Thank you. Go ahead. MS. MACE: And I live at 4861 Hickory Wood Drive, and I have lived there for 27 years. I am a resident of Collier County for 40 years, and I'm a native of Florida. So I'm very familiar with the area and of this impact. I want to thank the developers for all their concern for those who don't yet live there in their luxury broom closets. I was expecting Mother Teresa to show up at any moment, so... But thank you. But while we are all impressed with altruism about affordable housing, I think this is all obfuscations of the real motivations. Like, how much money are you going to make from this development? Millions, likely. 5.A.a Packet Pg. 63 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 60 of 103 So it's not like you're in this all for affordable housing. You're not. That's your "in," and I feel like everything has been checked off and this is going to be amended. The master plan is only from 2017. It's not ancient, and we're just going to change it from -- I love it, from an out-of-state developer on top of it. And they're willing to do anything. I'm expecting to get my Ginsu knives anytime soon. So for some history, I've been to, like, three or four meetings, public meetings. I know exactly how they feel about us, because the first meeting I went to almost ended up in a riot. There was too many people, and they canceled it and wasted our time. Another one, I believe, was canceled, and then there was another one at the sports complex where they apparently didn't have the keys to get into the place, so we all stood outside in the dark being eaten up by mosquitoes, nowhere to sit, to hear their presentation. And then we stumbled out into the parking lot that was unpaved and riddled with potholes and was totally unlit. So I know exactly how they feel about us; they don't care. I'm not against growth or affordable living. It's just where they're putting it. I drove past Santa Barbara. There are so many apartments. How many apartments right now that aren't currently people living in them? How many are there going to be available? Because we haven't asked about those numbers. They're still building them. Nobody's living in them, and there's a ton of them. You know, I actually invested in a piece of property on Pine Ridge and Logan. It is now a green space. I could have made a ton of money commercially. That would have been -- but we decided that it was best to leave it as green space. So this isn't like I haven't already -- I know what it's like to not make as much of a profit as I would have liked to have made on that investment, but it's green space now, so... I also live on a cul-de-sac. I'm, like, one house from it. My next-door neighbor has seven acres and has built a 7-foot wall, a cement wall. I have a feeling that once you amend this, it's a slippery slope, and the next thing I'm going to find is I'm going to have new neighbors, lots of them next door, because you don't build a $250,000 wall. It's right there on the cul-de-sac, and I -- and I just know that when you amend this, you're just opening the door, and I'm going to be -- I'm going to have all these new neighbors over there from Cherry Wood. And, by the way, that -- there's an easement there with the -- with the swale. How are you going to keep those people from coming through there? I can get through, and I'm 64 years old. I get around those little gates. CHAIRMAN FRYER: Thirty seconds, Ms. Mace. MS. MACE: Okay. I want to know what the -- what you're going to do to keep them from doing that, because it almost seems like everybody's already patting themselves on the back over here that you're just going to go ahead and amend this. But you affect us all. And thank you for hearing me out, and I oppose this amendment. Thank you. CHAIRMAN FRYER: Thank you, ma'am. Next speaker. Ms. Hutchison. MS. HUTCHISON: Yes. My name is Angela Hutchison, and I live at 5234 Cherry Wood Drive. I know this has got to be really hard for you guys to sit there and listen to all of the complaining. 5.A.a Packet Pg. 64 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 61 of 103 I feel obligated to add my voice and my passion. I love it. I love Collier County. I love where I live. I also was a hiring manager at Arthrex. I know that the folks that I was hiring out of school can't afford -- and they can't afford a luxury apartment. This is -- affordable housing is just the in, and you guys know that. This is a -- is a take to get luxury apartments closer because you can't afford anything at the beach anymore. I have three comments, and a lot of it will support previous and subsequent folks speaking. The conflict to the Growth Management Plan, please don't overlook that. That is important. That is basically, to me, as a nonlawyer, a contract when I bought the property that you -- we had the same vision, and you don't change vision after four years, please. The cohesiveness of the neighborhood, if anything good has come out of this is that we have a great camaraderie with our neighbors. It's a great place to live. I'm not saying that this apartment complex will change that. I just -- it's something definitely to consider. Please consider it. And then I really -- and I think you guys sensed it from the questions that you were asking the developer. There's a lot of ambiguity and a lot of double-talk that's going on, and I really hope you take the time to see through that. You know, we're calling it affordable housing, and that is a huge deal, I know this, but these -- let's be real. These are luxury apartments. Let's be real. So let's just call a spade a spade. We need the tax income. I understand the financial parts of this. But you made a contract with the citizens that live there. You are elected officials. We need you to support us in this. Please, vote no for this. CHAIRMAN FRYER: Thank you, ma'am. Next speakers. MR. SABO: Mr. Chairman, can we have Viviana Villegas at the right podium and Flaviu Forgaciu at the left podium. CHAIRMAN FRYER: Ma'am, if you wouldn't mind spelling your last name. MS. VILLEGAS: V-i-l-l-e-g-a-s. CHAIRMAN FRYER: Thank you. Go ahead. MS. VILLEGAS: Good afternoon, Commissioners. My name is Viviana Villegas, and I live on Teakwood. Initially I had zero intention of speaking, but upon hearing the opposing side, I felt compelled to share a few thoughts. Perhaps by reducing Dr. Ricciardelli's salary, who makes about $700,000 a year, and allocating those funds to the teachers, then we could create a greater incentive for teachers to remain in their positions. The median teacher salary in Naples is roughly about 51,000. Actually, Commissioner [sic] Amy Lockhart said it was about $62,000. Additionally, if we were able to decrease the salaries of the CEO of NCH, Paul Hiltz, Ilia Echivarria, and Gina Teegarden, it might be possible to also enhance -- sorry, I'm nervous -- to enhance the staff and -- of nurses and auxiliary staff at NCH as well. As a first-generation registered nurse with six and a half years' experience, I find myself struggling to make ends meet myself. Therefore, please refrain from dismissing our concerns with a narrative that places blame on all Collier County residents for the current mass exodus in the service industry, including teachers, nurses, police officers, and everything in between. It is really disheartening. 5.A.a Packet Pg. 65 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 62 of 103 And my -- and like the previous response, it was noted on one of your slides that the median household -- I was looking at your PowerPoint. You obtained all of your stats from Lightcast. Lightcast is a database that's more bias towards developers. Did you get their median, like, salaries from the censusbureau.gov? I don't believe so. Firefighters are usually also paid by taxes per their zone. Immokalee firefighters that have colleagues in -- they get about 30,000 a year. Meanwhile, the City of Napless are allocated more funds. So there's just that to put in place. I was going to consider a full-time position as an ICU registered nurse at NCH, which I worked all through COVID, but they offered me a measly $32 with six years of experience. Meanwhile, they're offering brand-new nurses who don't have any, let's say, experience a bonus of $20,000, no experience. They're going to be taking care of all of you guys in the ICU. Meanwhile, they disrespect all of these nurses with $32 plus $2 for critical care, but they don't really understand what goes into it. And don't forget, during COVID, the head of the HR Department, sorry, Todd Lyon, you fired all of those nurses for not following your narrative. What else? Sorry. And then for the developers that are coming from out of the state of Florida. Ohio, I went to college in Ohio for a couple of years. The lifestyle there is way more inexpensive to live there than it is Naples, so it was quite, I guess, a slap in the face to say, I understand where it's come -- what is it like to have two houses? One in Ohio and one in Florida. It must be a dream. So I just ask to oppose this act and don't kill my American dream. Thank you. CHAIRMAN FRYER: Thank you very much. Next speaker. MR. FORGACIU: My name is Flaviu Forgaciu. I go by Frank to some of the neighbors that know me. I live at -- CHAIRMAN FRYER: Spell, please, your last name. MR. FORGACIU: Forgaciu, F-o-r-g-a-c-i-u. CHAIRMAN FRYER: G-a-c-i-u? MR. FORGACIU: Correct. CHAIRMAN FRYER: Thank you, sir. MR. FORGACIU: I live at 5237 Cherry Wood Drive, which is two lots over from the development. As a matter of fact, the good thing about this meeting, I see some people that were -- that have been here for 40 years, 20 years. I just moved here in 2021 from Michigan. I'm a licensed builder for 25 years. As a matter of fact, I saw this property as I was looking for a home to buy or a lot because, really, I wanted to build my home. It was for, like, $2.4 million, but before I could -- and I thought, wow, great, I could probably divide this up and put some residential homes here, because that's what I've done for many years. Before I could turn around, it went for 5 million bucks, and somebody picked it up. So, luckily, I found this other property down two lots over. The gentleman sold me the home and an empty lot next door. One closing even though they're separately deeded. Because my whole goal was to build my home. I actually went through the process to get it -- part of it -- to get an approval from wetland to upland, but I could barely get .33 of an acre to add it on so I could build my home. My new home is 5,000 square feet, plus the garages and stuff. But, luckily, this 5.A.a Packet Pg. 66 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 63 of 103 amendment came through, and I put the brakes on it. So I'm sitting around. I have all my plans. I have everything. I'm sitting around waiting to see what happens here, because I don't want to build my home next to this big development. And I agree about affordable housing. I understand that because I moved here, and in Michigan housing was cheaper. But as I said here, I got a text from my daughter, who's 15, and she just got her permit to drive with someone in the car. And I drive that road. My concern is traffic. I can buy out anything -- any traffic study, as you guys know that. I am -- I've been in this industry for 25 years. If you pay, you get the right traffic study. If you want the water retention ponds to go your way, then you make it work. But please, drive that area. I drive it every day. If something was to happen to my daughter who just got her permit, I wouldn't know what to do. So that's, therefore, the house -- I remodeled the home that I'm living in, and right next door I'm just putting the brakes on and waiting. Well, if you're going to approve them, then you might as well buy me out, too, because I'm not going to build my home there, because I have concern for traffic. You did really nice 3D renderings, but you didn't do a 3D rendering of the fence. You talk about fence. And I'm in the industry. I know how this goes. Once they got their approval, I won't be able to dictate what type of fence they put. Are they going to put a fence on Cherry Wood? Are they going to put a fence on their side? What about -- what kind of vegetation is going to stop people from coming over? I have a five-year-old boy, too, that rides his bike down the street. CHAIRMAN FRYER: Thirty seconds, sir. MR. FORGACIU: So that's my concern; traffic and safety. And if you can hold them accountable to do that, why don't they put a -- why don't you ask for them to put a traffic light? They can't operate that many cars coming out of that unit with a U-turn. U-turn, U-turn, U-turn. I drive there every day. I take my kids to school. And it's super dangerous already. Have them put a traffic light, make it work. But traffic study -- buying a traffic study is not going to work. I had to put a well just a little bit ago because the well on my property that's there no longer works. I have to just redrill a well and go lower. So that's it. I would ask that you look at the safety and the impact and if they're going to put a fence, and why didn't they provide us a proper rendering of what the fence will look like so we know what it's going to be like before you approve them, and then we are not going to be able to stop them from putting up nothing that people -- (Simultaneous crosstalk.) CHAIRMAN FRYER: Commissioner Schumacher. COMMISSIONER SCHUMACHER: I just had a question for you, Flaviu. MR. FORGACIU: Yeah. COMMISSIONER SCHUMACHER: Do you live two houses to the west? MR. FORGACIU: Yes. I got seven acres and bought it two years ago. COMMISSIONER SCHUMACHER: Got it. Do you have any cypress on your property? MR. FORGACIU: I do. COMMISSIONER SCHUMACHER: On the back? A lot of it? MR. FORGACIU: Yeah, I do. COMMISSIONER SCHUMACHER: It's pretty wet back there, correct? 5.A.a Packet Pg. 67 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 64 of 103 MR. FORGACIU: Yep. COMMISSIONER SCHUMACHER: Do you see a lot of bats? MR. FORGACIU: Bats? COMMISSIONER SCHUMACHER: At sunset, do you see bats flying around? Yeah? Maybe? MR. FORGACIU: I'm not back there -- COMMISSIONER SCHUMACHER: Okay. MR. FORGACIU: -- all time, but I don't know. COMMISSIONER SCHUMACHER: Did you do any land clearing on your property when you bought it? MR. FORGACIU: I did not need to because the home that I remodeled was existing, and where I want to build, I didn't clear yet because I'm putting the brakes on it. COMMISSIONER SCHUMACHER: Got it. How much wildlife do you see go through your property? MR. FORGACIU: A ton. COMMISSIONER SCHUMACHER: A ton? MR. FORGACIU: Yeah. COMMISSIONER SCHUMACHER: Thank you. Appreciate it, Flaviu. CHAIRMAN FRYER: Thank you. Commissioner Shea. COMMISSIONER SHEA: I just wanted to follow up on the fence issue because that is something that could be discussed here. Would you like to see a fence or not a fence? And would that fence -- would you like it on the perimeter of their property or on the inside of the green area that they're leaving? MR. FORGACIU: You know, to be honest, if I could just get just 20 seconds. I hate double-talk. I'm a builder. I don't look like I've been in the industry maybe 25 years, but I was always -- I built homes. I sold. I try to put -- I hate double-talk. The neighborhood presentation, they had a nice 3D rendering of the actual building, but they kept talking about vegetation, but nothing to show us what is that going to be like. Is it going to be -- they said fence. They put all this money into that; then why not provide us a proper exterior 3D rendering? Is it going to be a chain-link fence? Is it going to be a CMU block? A 6-foot wall that's going to look like a prison, or is it going to be a chain-link fence? Is it going to be on our side or their side? I don't know what I would prefer, but they're the ones presenting it, so why don't they show us what they plan to do with it? Because you're not going to be able to -- once you approve them, you're not going to be able to -- and I'm sure you're not going to control that. I'm going to look at it every time that my kid rides a bike down there or -- I'm not going to be able to stop them from saying, hey, you said you're going to do this and, look, we got 50 people crossing over through the live [sic] fence and walking their dogs and bicycles, all the traffic that they don't have now. So -- but even more than that, I drive Vanderbilt Beach Road. It's dangerous. There's accidents there all the time. And for them to make a -- get right-in, right-out doesn't work, will not work. It will be -- it will be -- it will be a nightmare, so make them put a light. CHAIRMAN FRYER: Thank you, sir. Next speakers, please. 5.A.a Packet Pg. 68 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 65 of 103 MR. SABO: Mr. Chairman, can we have Cari Jones at the right podium and Michael Puchalla at the left podium, please. CHAIRMAN FRYER: Thank you. MR. SABO: Cari Jones here? Is Cari Jones here? (No response.) MR. SABO: She was one of the ones who had to come back. Michael Puchalla? Is Michael Puchalla here? (No response.) MR. SABO: Neither one are here. Mr. Chairman, then we go to Jerry Kurtz. Jerry has seven people who are ceding time. We just need a show of hands. Kevin Schmidt. Wait, wait, wait. Hold on. Hold on. Kevin Schmidt. (Raises hand.) CHAIRMAN FRYER: Okay. We see Mr. Schmidt. MR. SABO: Diane Oczkowski? (Raises hand.) CHAIRMAN FRYER: We see her. MR. SABO: Dan Klein? (Raises hand.) CHAIRMAN FRYER: Got it. MR. SABO: Candy Stafford? (Raises hand.) CHAIRMAN FRYER: Got it. MR. SABO: Norman Petitte? (Raises hand.) CHAIRMAN FRYER: Got it. MR. SABO: George Raines? George Raines? (No response.) MR. SABO: All right. And Fredet- -- (Raises hand.) MR. SABO: Thank you, Mr. Rainer. CHAIRMAN FRYER: What was it again? MR. FRIEDETSKY: Rainer Friedetsky. CHAIRMAN FRYER: All right. That's number six. MR. SABO: Six times three. CHAIRMAN FRYER: Eighteen plus your three. Twenty-one minutes, sir. MR. SILVA: I had signed up to speak. I didn't hear my name. CHAIRMAN FRYER: You signed up to cede your time. MR. SILVA: I have a lease [sic] on the neighbor. I don't know if I should sign up over here. CHAIRMAN FRYER: Did you cede your time, or you signed up to speak? MR. SILVA: No. I signed up, but I haven't heard my name. To speak. CHAIRMAN FRYER: Well, we're still calling names. MR. SILVA: Okay. CHAIRMAN FRYER: Don't lose hope. 5.A.a Packet Pg. 69 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 66 of 103 MR. SILVA: Okay. Thank you. I just wanted to know, if I won't be able to speak, I would cede my time to him. CHAIRMAN FRYER: No, you'll be able to speak, but you can also cede your time, one or the other. MR. KURTZ: I have enough. MR. SILVA: Thank you. CHAIRMAN FRYER: Okay. So I think 21 minutes, is that what I said? Yeah. Go ahead, Mr. Kurtz. MR. KURTZ: Thank you. Thank you very much. Twenty-one minutes should be enough. My name's Jerry Kurtz. My address is 4860 Cherry Wood Drive. We bought out there 34 years ago for $100,000. Got the two and a half acres and the house, $100,000, raised a family, three daughters. Love the street. Love Cherry Wood. I worked for the -- Collier County for 24 hours as a professional engineer. I'm still a Florida State licensed professional engineer today. Our community -- and thank you, everyone, who's trusted me to speak for you. It's a privilege. Our community, our neighborhood is not a NIMBY community. We're a community that's hurting right now because of this impact that this petition will have to us personally. Sometimes it's not even tangible to think what impact this is going to be, but it will be, should it happen -- the impact will be pronounced and severe, but we are not a NIMBY community, and it's not about resistance to change. You can't live in this town peacefully and be resistant to change. Change is all around us. We all deal with it every day. So to testify about what a giving community/neighborhood this is, there was a nice exhibit on our street that showed what we have on our street. We're not just bottled in and only want us and our stuff. We have Station 76 on the corner. EMS, thank goodness, our response time's probably amazing. Thank God I haven't had to use it yet. We have the master pump station. Huge pump station that took a lot from Cherry Wood Drive. County bought it. It pumps a lot of wastewater -- or can pump wastewater and balance the flows between the south plant and the north plant. It's a huge master lift station; benefits the entire county. And, finally, we have the cemetery, 25 acres of cemetery. You know, there's not too many streets -- I don't know if there's any streets that gave up land for a cemetery. I was there for it. You know, we're concerned about water. We're concerned about our wells. The business is booming in the cemetery, I'm telling you what. They bury a lot of people every week. CHAIRMAN FRYER: You might say people are just dying to get in there. MR. KURTZ: They are. They are. They are. By the way, I believe the cemetery provision was an 80-foot buffer, and it's been 20 years. We can still see right through an 80-foot very high treed buffer. We see the mausoleum. We see the burials going on every week. There's now a funeral home that we can see from our house in the cemetery. So 50-foot buffers? We've got an 80-foot buffer that not even working, okay. We mainly oppose this petition because it's grossly incompatible with the Growth Management 5.A.a Packet Pg. 70 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 67 of 103 Plan. But paradoxically or kind of strange is, but the Growth Management Plan is allowed to be amended. There's a process. We're in the middle of the process to amend it. It can be amended to establish a subdistrict. It's perfectly legal. When the plan was created, there were provisions to amend it. So here we are. But is it really a good idea, though, to amend the plan for something like this? This is not the right place for this apartment complex. It's so obvious to me. Carving out this property out of our street to put in this complex, it's very upsetting. You know, we and all these people bought into this street, beautiful street. We've got our acreage. We got our peace and quiet. We got our animals. The cemetery was one thing. You know, the cemetery was basically an outparcel. A lot of people don't know, the cemetery was actually not in Unit 95. It was not platted as Golden Gate Estates. I think it was still owned by Harvey, the farmer, who had all the Island Walk property. So the cemetery was rezoned as ag property, rezoned to PUD. We kind of knew something was going to happen over there, but when we got through that, when we were done with that, we thought, okay, boy, this is going to be great. We're going to have more houses; the buildout for this street will be wonderful. We trusted that that was how it was going to be. We sit here today, and we're just mind-boggled that this is actually getting strong consideration. For what? The intoxication of affordable housing need. And we can segregate this property out, wall it off like a prison so it will have zero impact on us and our streets. That all testifies to me how incompatible this proposal is. I mean, it's like, if it fit so well, why do you have to do all this stuff? Why do you have to amend the GMP? The GMP, the master plan, is a wonderful document. Well, Goal 1 allows for the creation of subdistricts, cars, okay. But quickly, going to Goal 3, Goal 3 says you should preserve the area's rural character. Objective 3.2 under Goal 3 says, you should protect the rural character of the Urban Golden Gate Estates. You know, it's almost like we thought -- we're not in a deed-restricted community, but good lord, the zoning and the master plan would protect us from something like this happening. Policy 3.2.3, a quote, rural character shall be further protected by resisting site-specific master plan changes that are out of scale or character with the rural quality of the Urban Golden Gate Estates. This is in the newly -- relatively newly created sub-element, you know. And so to get this amended, the process -- you know, you've got to amend the maps, you've got to -- you know, the Future Land Use Map. It's, like, there's a lot of things that have to happen to approve this thing just in the first item, the Growth Management Plan amendment. Then you get to the zoning. But you've got to ask, is -- just to get this done, requiring all those changes, is it really the right thing? Is it really a positive thing to do if I have to do all those things? The restudy, my God, the county and some of the staffers are still here. Two years of restudy, 20 public workshops. Estates residents expressed their views on GMP policies for two years and over 20 workshops. It started in 2015. It was completed in '27 [sic]. It was an exhaustive exercise updating the master plan and specifically the Golden Gate Estates Master Plan. I believe it actually created the two sub-elements, the urban and the rural. Well, the white paper that was created as part of that process, again, huge effort, 222 pages. In there 5.A.a Packet Pg. 71 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 68 of 103 it said at one point that it was agreed that the county should protect the low-density character of the Estates by resisting private petitions to change the GGEMP, existing residential land uses. It was reaffirmed again in 2017. And that statement that I just read is exactly stated on Page 43 and Page 77 of the 220-page white paper. Why are we now just pushing that aside like it didn't even happen and shoehorning in this proposal? Why? That's what's got us upset. Again, it's like, what is happening to our neighborhood? We thought we were, in a sense, deed-protected, right? The preservation of the area's rural character is mentioned five times in three pages in the goals, objectives, and policies of the Growth Management Plan; five times, that statement, in three pages alone, the vision statement for the Golden Gate Estates urban area, a low-density, large-lot residential neighborhood in a natural setting. The Growth Management Plan is the County's Comprehensive Plan. It's required by the state. This petition is not compatible and not complementary to the neighborhood. Those are statutoral [sic] requirements required for an amendment to a Growth Management Plan. You have to have compatibility. You have to have complementary features. This petition is not cohesive with anything in the neighborhood. I mean, maybe some of the people in the cemetery would say it's cohesive, but they're not really talking right now. The restudy did not identify -- COMMISSIONER SCHMITT: I knew that was coming. MR. KURTZ: -- the south side of Vanderbilt Beach Road east of Logan and west of Collier as a potential corridor for redesignation or new subdistricts. It did not. It was looked at. It was not identified to do this in the restudy. The master plan requires compatibility. This is not compatible. This is out of scale with the rest of the nearby built environment. Obviously out of scale. The petition is out of character with the neighborhood. It's inconsistent with the Future Land Use Element. Oh, wait, but we can modify that, right? It's part of the petition. Part of the legal process. In order to get this done, we're going to modify the Future Land Use Element of the Growth Management Plan, too; we have to, because it's in conflict with it. It's mind-boggling around the edge of this proposal. We're going to -- they're saying we're going to get enhanced landscaping and buffering. The setbacks are huge. Now there's going to be a border feature. Wow. Again, I said this once already. That just screams at me, like, how incompatible this proposal is. Wow. And those things are not going to mitigate the effects. I alluded to the cemetery 80-foot-wide buffer. And I can't tell you enough -- I did a lot of environmental work. You've got earleaf acacia, and they're tall trees; you've got Melaleuca; you've got Brazilian pepper. All that stuff on the whole property has to be removed whether it's preserve, set aside, roped off, whatever. It's going to all come down, and you will be able to see right through everything. The amount of vegetation that's going to be ripped out of this property is going to be mind-boggling to get the exotics and to build. These features are proposed to -- I believe, to soften the impact, but it's basically a joke. How are you going to cram in -- on our street, you know, there's 44 families. So let's say two people a family, maybe three. You're talking about 100, 120 people milling 5.A.a Packet Pg. 72 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 69 of 103 around on our street every day. You're going to go take 17 and a half acres, and I'm guessing in those units there's going to be 400, 500 people milling around. Picture, like, a little beehive or something, doing what people do. How the hell can that not impact our street and our environment? Just the -- just picture it. You've got 120 people living quietly in the woods, and then you're going to insert this thing, and it's not going to impact us because we're going to have buffers and a wall? What? What? This is spot zoning at its best, which is not illegal, but it is a horrible thing that happens. Forty-four homes. There's 55 lots total. Fifty-five lots total. The density increase, it's 30 times, multiplication; 30 times our current density. Again, how can you insert a little community that's 30 times dense with units around us and say it's not going to have a bad effect on us? That's crazy to think that. The density increase is excessive. Twelve units per acre. Do you know what our density is? It's simple math. It's at 0.4 units per acre. If you do the math, multiple those two together, it's 30 times increase. Simple math. Do you know that on this parcel -- it's four parcels -- if you subdivided it properly, shifted the lot lines around, you could get six to seven homes in there, six to seven homes. Granted, it's not going to address the affordable housing crisis, granted. And we all want to help somehow with addressing the affordable housing crisis, of course. Nobody's denying it. Nobody hates it. There's nobody out here on our street saying, they're going to put those people on our street. There's nobody saying that. And I'll tell you, a good example of putting seven houses and using the current zoning on that property, there's a great example. I can tell some of you haven't even ridden the neighborhood. Right at the west end of Cherry Wood, guess what? A guy bought three oversized parcels, changed the lot lines to current zoning requirements, got five lots out of his three parcels. It's called Logan Farms. He's selling houses and lot packages. He's already built two houses. So for those of you that say, well, we can't deny the current owner of the property has rights to develop because of the economic impact and blah, blah, blah, there's a great example of a guy who took the plunge, spent millions of dollars on 12.8 acres, and he's selling housing, and he's making money, obviously. It's right there. Drive by it. It's wonderful. Great plan, great model, Logan Farms right at the other end of our street, the west end, up against the Vineyards. You can't miss it. There's a sign out there. No Growth Management Plan amendment needed. No rezone needed. Zero negative impact to Logan, to Logan Woods, to Cherry Wood, zero. And I bet you he's making money, too. CHAIRMAN FRYER: Mr. Kurtz, just so that you know, three more minutes. MR. KURTZ: Darn it. All right. I'm going to talk faster. The petitioner, you know, got a great deal on the property, a really good deal when you compare it to his Blue Coral or his Aspire. He had to pay a lot more for that 9.3 acres. Why? Because it was more appropriate for a rezone and apartments. He bought our property based on Estates houses prices. He paid the market value for what you'd pay to build house on 2.2 acres. He got 17 and a half acres for 5.2 million. He had to pay double 5.A.a Packet Pg. 73 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 70 of 103 that -- more than double that per acre for his project that's underway. So, you know, bully for him, but he did take a risk. Bought it before any of the rezone process started but got a hell of a deal. And the reason why I bring that up is the property, based on the price, is not appropriate for this. It's a steal if you're going to be able to do this. If it was appropriate, it should have been $800,000 an acre. That's what you pay for property that's suitable for apartments. Talked about the clearing. The clearing's going to be devastating. Speeding things up here. You know, the issue is simply we know there's an intoxicating appetite for affordable housing. We're all in this together, but -- and even with all the features provided to make this not impact us, that's crazy, adding 500 people to our street; that just blows my mind. And it will all face Vanderbilt. It won't face our street. We won't hear or see anything. That's crazy. That's crazy talk. So it comes down to, you know, us and our property rights and our quality of life versus squeezing out a few more affordable houses. You know, come on, man. No, it's not an equal -- it's not impact neutral. It's going to heavily impact us. Our trust to preserve our zoning, to live happily on Cherry -- Cherry Wood Drive is a jewel. The whole Urban Estates is a jewel to Collier County. Everybody wants -- that can afford it wants to live there. It should be protected. Where can you have acreage that close in to our wonderful community? You can't anywhere. And we're building out. This is a jewel. It should be protected, not sacrificed for affordable housing. That's crazy. CHAIRMAN FRYER: Thirty seconds. MR. KURTZ: That's crazy. This is not the right community for this development. Oh, I love the statement about the area has urban-level infrastructure services. Really? I'm on a private well, septic. I didn't understand that. They admit the density is directly related to the housing needs. Well, what about us? What about us? There's no consideration for us. The 50-foot-high trees, yeah, I alluded to that. Seventy percent exotics infestation. It's in their environmental report. It will all be cleared. Oh, the improvements are going to be required -- now, this is for Island Walk people. I know a little bit about traffic engineering. Any additional impervious that has to be laid down on Vanderbilt Beach Road to accommodate the development, increased impervious area, unless they run all of that into and through their system, some of it's going into Island Walk's lake, 100 percent. If you -- typically, how this is done is they modify the existing system out in the street. It's easy, cheap, quick, done. So what I'm saying is, any additional pervious is graded, built, constructed so it just runs off into the existing system. Guess what -- CHAIRMAN FRYER: You're at your time. MR. KURTZ: -- the existing system goes into Island Walk. CHAIRMAN FRYER: You're at your time. MR. KURTZ: More polluted water going into Island Walk. Somebody needs to keep bringing that up. CHAIRMAN FRYER: You're at time, sir. Vice Chairman may have a question or comment. COMMISSIONER SCHMITT: Jerry. 5.A.a Packet Pg. 74 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 71 of 103 MR. KURTZ: Yes. COMMISSIONER SCHMITT: Thank you. MR. KURTZ: You're welcome. COMMISSIONER SCHMITT: I've never -- in the years I've -- (Applause.) COMMISSIONER SCHMITT: In the years I've known Jerry, that's the most animated I think I've ever seen him. How many years have I known Jerry? Probably -- since I've been here, 20-something years, but I -- MR. KURTZ: Yeah, 20. COMMISSIONER SCHMITT: And for those that don't know -- and raise your hand, those who ceded their time. I think you got your money's worth. I only say that because it was well-prepared and well done, Jerry. Jerry was with transportation division. He was stormwater management for how many years? Twenty -- MR. KURTZ: Twenty-four years total. I did some transportation, stormwater, road maintenance. COMMISSIONER SCHMITT: But I detected from your talk, you're in support of the project, was that? MR. KURTZ: I am, just in an appropriate location. COMMISSIONER SCHMITT: Okay. No, I appreciate your passion. And I think many of the statements you stated are definitely factual because, certainly, being part of Collier County staff, you're well versed in it and, for the record, it was all the appropriate -- I think if the petitioner's going to challenge, you've got some -- MR. KURTZ: Oh, no. Rich, he won't say anything. COMMISSIONER SCHMITT: -- a heavy lift there to challenge. Thank you. MR. KURTZ: You're welcome. Thank you. CHAIRMAN FRYER: Thank you, sir. Now, before we move on -- MR. YOVANOVICH: Can I ask Jerry just one question? CHAIRMAN FRYER: I'm sorry? COMMISSIONER SHEA: He wants to cross-examine. MR. YOVANOVICH: Let's -- well, yeah. CHAIRMAN FRYER: Go ahead. Go ahead. MR. YOVANOVICH: It's just a math question. I need his help. MR. KURTZ: What if I don't want to? MR. YOVANOVICH: Just one question, Jerry. What -- if I go from .2 units per acre to 12.2 units per acre, is that a 60-time increase in density? MR. KURTZ: Oh, you want me to check my math -- MR. YOVANOVICH: Yeah. I just want to -- MR. KURTZ: -- in front of everybody? No, I learned from the budget meeting last night not to do -- not to do math in front of everybody. MR. YOVANOVICH: Well, you just went .4 to 12 is 30 times, correct? So if I now go to .2, I just want to make sure my math is correct. That would be 60 times. CHAIRMAN FRYER: All right. Thank you, Mr. Yovanovich. You're going to have rebuttal time. MR. KURTZ: Was there a question in there? MR. YOVANOVICH: There was. I'm asking you if that's the right math. 5.A.a Packet Pg. 75 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 72 of 103 CHAIRMAN FRYER: All right. So we're at a point where we need to talk about what our afternoon's going to -- MR. SABO: Mr. Chairman, we have more speakers. CHAIRMAN FRYER: Oh, I know that. Believe me, I know that. But we're at a point where I want to talk about how we spend the rest of our afternoon in view of the fact that there's a potential for lunch. There's certainly going to be a need for more breaks. And I want to poll the Planning Commission to find out what they want to do, and I hope it will be in keeping with the fact that there are people who've been here for the better part of the last 24 hours. So, Planning Commission, what's your wish -- COMMISSIONER VERNON: How many -- do we know how many more -- CHAIRMAN FRYER: That's a good question. COMMISSIONER VERNON: -- speakers are left? CHAIRMAN FRYER: Mr. Sabo, how many more? MR. SABO: There are two that were supposed to come back. So, really quickly, Michael Puchalla or Cari Jones, are they back? (No response.) MR. SABO: So that's a no. There's two on Zoom. That's it, two more on Zoom. CHAIRMAN FRYER: Oh, okay. COMMISSIONER VERNON: And this gentleman. CHAIRMAN FRYER: All right. And that gentleman. All right. COMMISSIONER VERNON: So I'm flexible what everybody wants to do, but I'd like to just charge ahead. CHAIRMAN FRYER: Yeah. I think that's what we'll do. Thank you for that accounting. And without objection, we'll plow forward. COMMISSIONER SCHMITT: I would recommend we take at least a 15-minute break. CHAIRMAN FRYER: Right now? COMMISSIONER SCHMITT: Well, if somebody wants to -- after the one in-house speaker, and we take a break. Those who want to take a break. I know Terri's been here since 3:00. She went to bed last night, and she's back here this morning after that marathon meeting. So I think a break would be appropriate, but I'm not sure when. At least 15 minutes so folks could -- if they want to grab something to eat. CHAIRMAN FRYER: Nod, Ms. Court Reporter, 15 minutes okay for now? THE COURT REPORTER: (Nods head.) CHAIRMAN FRYER: Okay. Thank you. So let's continue with speakers, then, please, Mr. Sabo. MR. SABO: Mr. Chairman, we have two on Zoom. Oh, do you want to use the -- COMMISSIONER SCHMITT: Yeah, I want to do our speaker in the house first. MR. SABO: I don't know his name. CHAIRMAN FRYER: And, sir, if you have not been sworn in, we'll take care of that for you. MR. SILVA: Yes. CHAIRMAN FRYER: Go ahead. Approach the podium, and then we'll swear you in. THE COURT REPORTER: Do you swear or affirm the testimony you will give will be the truth, the whole truth, and nothing but the truth? 5.A.a Packet Pg. 76 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 73 of 103 MR. SILVA: Yes. CHAIRMAN FRYER: Thank you. Approach the podium, and please give us your name, sir. MR. SILVA: My name is Fernando Silva. CHAIRMAN FRYER: Spell the last name. MR. SILVA: S-i-l-v-a. CHAIRMAN FRYER: Thank you. MR. SILVA: I just moving to the community. As a matter of fact, I got my CO day before yesterday, and I'm amazed the way everybody got together to talk about it. I haven't seen that. And I wanted to remind you guys that, you know, our constitution said We the People, and we elected you guys to hear us, and when we see what they're doing against the people that are there, it's just an absurd. All the numbers that they're presenting, they're talking about that they're going to help the community -- and like it was said here, what is the price of that? We know the area's very expensive. Talk about affordable. I'm no millionaire, and I just built a house there. I'm a hard worker. I pay, and I built to be in that community the way it is. Now, if they are going to change it and they're going to open the door for anybody else to come in and change it, because it's one. They're going to open it, and another company's going to look at it and be like, okay, I can go ahead and do the same thing. And then what's going to be? We're not going to have the community the way we have it anymore. So I would like to ask you guys, very simple, you know, everybody who's here is very beautiful, 35 years, 25 years. I'm there for, like, three days. But I believe I have the voice, too. This is what this country's about. I can come over here and say, look, we don't want this over there. So you can have somebody that's there for 30 years, 50 years, and somebody just move into the community, and I invested all my resources to be there the way it is. I don't want a change. And they have to hear it. If they -- you see, he has money. If they have so much money, why they don't buy it with the appropriate price like it was said here? They pay for a price that was cheap compared to a project. They're going to make millions, and they're here saying, oh, to help the community. How beautiful. I work with low-income properties. I know there's money involved. And now they come here, oh, we want to help the community. It's all about money. So we are here. Ask the people. Ask our supposed to -- you know, I never seen the street gather together on the house. People here, they gave their backyards for us to get together and talk about it. And now, you know, we just wanted to come over here and say we are saying no for this, and we want you guys to hear. As a matter of fact, you guys were hired by us. We voted you guys in to hear us. So just because they have plenty of money to do and to turn things around the way they are doing, everything that was said here, building this, doing that, they don't have the right to do it. The community is saying no, and that's all I wanted to say. CHAIRMAN FRYER: Thank you very much. We're going to hear from the two 5.A.a Packet Pg. 77 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 74 of 103 people who are on Zoom. Two, correct? MR. SABO: Yes, that is correct, Mr. Chairman. CHAIRMAN FRYER: And then after that we're going to take a break and come back for rebuttal. COMMISSIONER SCHMITT: Could I just point out, just so you know and understand, we're not paid. COMMISSIONER SHEA: We're not elected. COMMISSIONER SCHMITT: We're not elected. We're not elected. We're not paid. We're appointed by the Board of County Commissioners. We applied for this position, and we were appointed by the Board of County Commissioners. Your elected official is the Board of County Commissioners. We're just simply members of the community who volunteer to serve as -- on this commission. Of course, it's quasi-judicial, but we are not paid, so the folks understand that, that we are part of the community, and we're the first phase of the review process. So I'm not looking for a response. I just want you to understand. Thank you. CHAIRMAN FRYER: We were just at the wrong place at the wrong time. COMMISSIONER SCHMITT: We were at the place at the wrong time. CHAIRMAN FRYER: All right. Let's go to the phones. MR. SABO: All right. Mr. Chairman, Michelle Lauka is the first Zoom speaker. CHAIRMAN FRYER: Are you there, ma'am? MS. LAUKA: I am here, but I actually did not sign up to speak. I was signing up to observe. CHAIRMAN FRYER: Oh. Well, it's up to you. Do you want to say anything, or do you want to continue observing? MS. LAUKA: Well, I guess I could say something now that I've been called out. I am a new resident, more of a part-time -- CHAIRMAN FRYER: Spell your last name, please. MS. LAUKA: L-a-u-k-a. CHAIRMAN FRYER: Thank you. Go ahead. MS. LAUKA: And I am a new resident. We've been coming down to the area since 2001, and we absolutely loved it, and we recently purchased a home off of Pristine Drive off of Vanderbilt Beach Road. There is one way to get in there, which doesn't look like a turnaround, but people use it as a turnaround. It's more like a straight-through to go to Pristine Drive to get into Raffia and Vanderbilt Preserve -- or Reserves, excuse me. And so my question, I guess, well -- or my comment is, is during season and not during season, more so during season, that is a nightmare to try and get through to begin with that. How would -- that would be another turnaround lane from this development. It is barely able to, you know, get through the way it is, and people in our own community are talking about, during season, being able to even turn right off of Pristine onto Vanderbilt Beach, which then approaches Island Walk where the community that is being proposed ends up coming out of and in. All great affordable housing, all for it. I'm in no way rich whatsoever. I just don't understand, with all of the land that seems to be for sale or available that is actually east of Collier, why this one particular development has to be the end-all be-all. I sympathize with those who live off of the road who bought for a particular area, 5.A.a Packet Pg. 78 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 75 of 103 because my home in Michigan is the same sort of situation. I live in Oxford part time and live in Florida part time. In Oxford, I have two and a half acres in a subdivision. We have wildlife here. There is nobody that can build across from me, unless somebody actually rezones our HOA, which we have an HOA here. There's only 21 houses in our HOA, and every -- but the point, basically, that I'm trying to make is, is if you make a promise or you have a statute that says that you can't change a certain thing, I don't understand why money is being involved to make that change. And that's about all I have to say. CHAIRMAN FRYER: Thank you, ma'am. The next speaker, please. MR. SABO: Next speaker, Mr. Chair, and our last speaker, Ana Romero. CHAIRMAN FRYER: Thank you. Ms. Romero, are you there, ma'am? (No response.) CHAIRMAN FRYER: Ms. Romero? (No response.) CHAIRMAN FRYER: All right. She is not there. And so we will -- we've concluded with the registered speakers. Anyone who has not neither ceded their time nor registered to speak and wishes to be heard at this time, please raise your hand. (No response.) CHAIRMAN FRYER: Seeing no hands raised, we will close the public comment portion of this hearing, and we will stand in recess for 10 minutes until 1:44. (A brief recess was had from 1:33 p.m. to 1:44 p.m.) MR. BOSI: Chair, you have a live mic. CHAIRMAN FRYER: Thank you, Mr. Bosi. Ladies and gentlemen, we're perhaps at the 5- or 10-yard line here, so let's reconvene and attempt to complete our business. Having ended the public comment segment of this hearing, it's now appropriate to ask the petitioner if the petitioner wishes to make a rebuttal. Mr. Yovanovich. MR. YOVANOVICH: Thank you, Mr. Chairman. I want to start with some of the people who couldn't be here today that did write letters of support, and they range from big business to small businesses that have provided letters that -- I don't know if you-all received them or if the public is aware. The Collier County Affordable Housing Advisory Committee wrote a letter of support. Collier County Public Schools, the chief human resources officer wrote a letter of support. Moorings Park, a big employer, wrote a letter of support. You heard from NCH, but also Matthew Holiday from NCH wrote a letter of support. And you have some small businesses, Loos & Company, Elephant Creative Company, and other individual businesses writing letters of support recognizing that they need reasonably priced attainable housing for their businesses to survive and for other businesses to actually continue to provide services to those of us who live in Collier County. The median income, as we understand it, for a deputy or a police officer, is about $57,000, so we'll update the presentation when we get to the Board of County 5.A.a Packet Pg. 79 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 76 of 103 Commissioners to go through those numbers. A couple things I want to address, and then I'm probably going to ask some questions of Cormac, because he's the most knowledgeable person about affordable housing. But with respect to the comment about our neighborhood information meeting, what actually happened is the person who was supposed to open the place up was in a car accident. She called and sent somebody else to come open the place. We offered to reschedule and not hold it that day. The people there wanted to move forward with it that day. So we offered to do it at another time. They wanted to move forward. I think it's a little disingenuous to now say to us we held this in poor conditions so that we didn't care about them. That's not the case. MR. FORGACIU: Why so far, Rich, then? If you care about us, then why so far? CHAIRMAN FRYER: Excuse me. Just a moment, sir. Enough is enough. You've had your time at the mic. Public comment's closed. MR. YOVANOVICH: You know, I'm going to answer -- I'm going to answer the "why so far?" I'm going to do that. CHAIRMAN FRYER: Now, just a moment, Rich. Hang on. I'm going to say this for everyone. We're going to maintain decorum in this room on all sides and complete this in an appropriate process. The public has had its opportunity to speak, and I was very liberal on three minutes. Most people were allowed to go to four or longer. And so that portion is behind us. Now it's time for rebuttal, and that's where we are. So I'm going to ask everybody to respect that, and if we don't, if you're unable to respect that, then we'll just close it off and we'll take a vote. Go ahead. MR. YOVANOVICH: In response to the "why so far," if you will recall, there was another affordable housing project going through the process on Vanderbilt Beach Road at the corner of Vanderbilt and Collier Boulevard. The first location we picked was the firehouse. There were well over 100 people that showed up. The fire marshal said you can't hold it here; you're exceeding fire capacity. So we canceled that one. We then went to the stadium, the new stadium, Paradise Park, where we had several hundred people show up. I got to "thank you for coming" and never got to say another word. So the "where" we could hold a neighborhood information meeting where we could house the crowd we anticipated based upon the same neighborhood location of this was that location. It was limited opportunities for us to be able to hold -- have a venue large enough to hold these people. So that's why we picked that location. We didn't pick it to be inconvenient. We picked it because that's really our only opportunity to house what we thought was going to be a much larger crowd than ultimately turned out. Now, there was a lot being said -- you know, we've done enough of these projects now. You've heard enough of these projects now. It always comes down to we love the mission, we hate the location. Which affordable housing higher-density project have you seen a neighborhood come out and say we love it? Zero. Never happens. It's never going to happen. But we -- in Collier County, we're down to very little land left in order to build attainable housing. Is my client ultimately hoping to make a profit? Of course, he is. That's not -- there's nothing wrong with trying to make a profit. 5.A.a Packet Pg. 80 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 77 of 103 But in return for that, he's income-restricting 71 units, roughly 34 percent of the project. The cost to build the units, the cost to insure the units, the cost of buying land prohibits a developer from coming forward without a government subsidy to build housing to bring the rents down. So what he's doing is he's making some money on some units, and he's bringing down the rents on the other. So he's internally subsidizing this project. Yes, he hopes to make a profit by doing that, and there's nothing wrong with that. Collier County recognizes that affordable housing is a problem. You're all aware of recent changes to the Growth Management Plan that have either been transmitted or adopted. Recently transmitted that in the urban area you're going to bump the maximum density up to 25 units per acre for affordable housing projects in the urban area. You just amended the Rural Fringe Mixed-Use District provisions to go to 12.2 units per acre. The base density there -- and why I wanted to ask Mr. Kurtz this on the record, the base density there is .2 units per acre. You-all recommended and the Board of County Commissioners just adopted a provision that increased that density on a one-per-five-unit-per-acre lot by 60 times, 60 times, because we know we have to find a solution to attainable housing. So the -- you also changed in the Rural Lands Stewardship Area. You now have a mandatory requirement for every Stewardship Receiving Area to provide 2.5 percent of the acreage at 10 units per acre for affordable housing. So you have the urban area doing its fair share for providing affordable housing. You have the Rural Lands Stewardship Area doing their fair share to provide affordable housing. You're going to have the Rural Fringe Mixed-Use District doing their fair share to provide affordable housing. The only place that affordable housing is not allowed to go is the Estates. That's the only place. Why? What is -- why does the Estates who -- cost is part the burden. The Estates needs teachers. The Estates needs doctors. The Estates needs nurses. They all -- we all do. Why are they not willing to contribute to solving the problem? I know Jerry said it's not in my backyard, and he did a very good job talking about things, but it is "it's not in my backyard." That's the real -- the real argument. They don't want it in their backyard. Now, I've dealt with Jerry for I don't know how many years. MR. KURTZ: Too many. Too many. MR. YOVANOVICH: A long time, a long time. So he and I have had some very spirited debates over the years when he was at the county, and that's okay. You know, we'll -- you know, I'm sure we'll still get along. We may never have a beer together, but, you know, we'll still get along at the end. But we have taken great care to do a project on a parcel of property on the outskirts of the Estates on a major road with sufficient setbacks, sufficient buffers, and reduced height. We don't -- we didn't ask to put a wall. We didn't ask to put a fence. They wanted it. It wasn't us. So to get up there and say, you know, it can't be compatible if you have to put a wall or a fence around it, it's not. We don't need a wall or a fence. We're happy to do it if that's going to make them happy. We're willing to do a decorative fence. And, frankly, we'd like to put it on the inside of the project, not on the edge. We'd like to -- which will give them more green space between us and them. And I think it's ironic -- I don't know how many of you were on this Planning 5.A.a Packet Pg. 81 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 78 of 103 Commission when we did the Allura project. And I bet you the units that are available in Allura are not the ones that are income-restricted. I bet you the ones that are potentially on the market are the market-rate units, but I bet you the income-restricted units are probably fully spoken for. But you remember the D.R. Horton community right next door to us? They were yelling and screaming about how "our people," like they're not -- somehow second-class citizens. "Our people" were going to go and use their recreational facilities at their community because we have an apartment complex. How could it be possible that people would actually like the amenities we provide? If you go to Allura, you'll see the resort-style pool. We're going to have the same thing. You'll see the clubhouse, and guess what? It's the people from the single-family complex next door to us that are coming and using our facilities. So we're not -- we're going to -- our people are going to be very happy where they reside. They're not going to sit around milling around in groups of 4- or 500 people at one time any more than I'm sure Jerry's community mills around with all 120 people in the street. These are going to be people who are just a range. And let me -- I'm going to try to do this without making anybody too -- we do have an exhibit. Can you put me back on, please. Someone wants to know what the rents are going to be for income-restricted units and, based upon the different categories and the different persons per house, you know, one person making 100 percent of the median income is going to pay $1,748, 80 percent's going to pay almost 1,400, and then -- I don't know if I can show the 120. I can't see the 120. They're going to pay -- they're going to pay a lot in rent. They're going to pay almost $2,100 in rent. That's where we are in Collier County for attainable housing. Those are the numbers that these people will pay. Teachers will live there, nurses will live there, and firefighters will live there, and police officers will live there. There's no data whatsoever that says because you're an apartment complex you're going to increase crime. There's no data for that. In fact, Orange County, which is similar to Collier County, in California, the data shows crime goes down and property values around it go up. So we're not going to hurt their neighborhood. We're going to provide safe and decent housing as part of this project. I think it's important -- one of the speakers got up there early and said, NCH should pay a living wage. And I guess the rest of us who are employers should play a living wage. Well, what's a living wage? I mean, I think $50,000 for a starting teacher is a nice paycheck. I wish I made that when I first came out of school, $50,000. And the irony of this is, if you want to pay a living wage for teachers to buy or rent a house in Collier County, you've probably got to double their income to make that happen, and that requires increasing taxes. Zero percent chance that that's going to happen. So we pay living wages in Collier County. The problem is we have limited -- limited opportunities for houses. And I think I would like to ask Cormac to come and verify how many units we're short for affordable housing and how the categories we're proposing to provide income-restricted housing on are important to Collier County, and then -- and then I'll open it up to any questions you may have. If you have more compatibility questions, we can put 5.A.a Packet Pg. 82 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 79 of 103 Pat up here. If you've got more water management questions, we can put Dan Waters back up here. But I think it's important to hear from Cormac who can provide the unbiased data as to just how bad it is and how much more housing you're going to need. And if you say no to this project, you're probably going to say no to every other project, because every other project's going to either be in the Estates or in the Rural Fringe Mixed-Use District where you're going to have a density that is way higher than what's allowed by it, and you're not going to have any communities that are going to come out and say we love this. Because I guarantee you if I came in with a 100 percent affordable housing project here at the 60 percent and below or whatever number you want, they'd still be upset. So with that, do you mind, Cormac? MR. GIBLIN: Good afternoon. CHAIRMAN FRYER: Have you been sworn in, sir? MR. GIBLIN: I was, yes. CHAIRMAN FRYER: Okay. Thank you. MR. GIBLIN: Good afternoon. For the record, Cormac Giblin, your planning manager. I pulled these numbers this morning from the Shimberg Center for Florida Housing Data Clearinghousing. What this shows is the percentage -- the number and percentages of households currently living in Collier County and what percent of their income they spend on housing expenses. For reference, anything more than 30 percent of your monthly income, if you spend it on housing, you're living unaffordably. So you can see that there are currently 49,399 households right now in Collier County who are paying more than 30 percent of their gross monthly income in housing expenses. The cost burden is split into two categories, 30 to 50 percent, which is cost burdened, and then over 50 percent, which means you spend -- more than half of every paycheck you earn goes directly to pay for your housing expenses. Those are termed "severely cost burdened." And there are, right now, 24,059 households in Collier County who are doing just that. You can further see how it breaks down by household income level. At those at less than 30 percent, 30 to 50, 50 to 80, 80 to 100 AMI, you can see how many households are actually in those categories. So, yeah, when someone asks what is our deficit of affordable housing, well, it's -- at least as a starting point, it's those 49,339 -- 300 households that are living here unaffordably. CHAIRMAN FRYER: Commissioner Schumacher. COMMISSIONER SCHUMACHER: Is there updated numbers? Because this is from 2021. MR. GIBLIN: This was pulled today, and it was the latest on the website. COMMISSIONER SCHUMACHER: Okay. MR. GIBLIN: Yeah, I'm sure it didn't get any better. COMMISSIONER SCHUMACHER: I know that's what I was trying to look at because the other -- all right. Thank you, Cormac. MR. GIBLIN: Yeah. COMMISSIONER VERNON: Just so -- just so I make sure I understand, so, 5.A.a Packet Pg. 83 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 80 of 103 roughly, one of three households are cost burdened in Collier County meaning more than 30 percent? MR. GIBLIN: That's correct. COMMISSIONER VERNON: And some are way over? MR. GIBLIN: That's correct. MR. YOVANOVICH: Commissioner Shea asked the question, what could we do as a matter of right on this property? I think you were probably intending the thought about residential density. But actually, as a matter of right -- and we have an entity interested in this. It's as a matter of right, we could put a charter school, and we've had charter schools approach us as an alternative. I asked Jerry, would you rather have a charter school, or would you rather have this luxury rental apartment complex? I think Jerry said he'd rather have the apartment complex. So it's not a threat. It's just an option. It's the only alternative. There is -- there are other options that could be worse for the neighborhood. And we're not bad for the neighborhood, so I don't even want to say "worse," because that's -- a lot of people say, you know, you can have something worse. We're good for the neighborhood. We're good for Collier County. And with that, we would like you to follow your staff's recommendation who have analyzed this independently, and they're recommending both approval to the Growth Management Plan as well as the request to rezone the PUD. And with that, I don't want to get into tit for tat on a lot of the comments. I just wanted to hit some of the bigger points, and we're available to answer any questions about our project you would like us to answer. CHAIRMAN FRYER: All right. Commissioner Shea. COMMISSIONER SHEA: Quick question. We hear so often, and we heard it again today, about the flooding on people's properties and we've -- at some point in time -- it seems like the actual and the theoretical are different. Can we do a study based on actual experience in the flows rather than saying the regulations don't require that and get a commitment to do that? Because it seems like there's a lot of experience from the residents that may not watch what the theoretical calculations might do. MR. WATERS: Sure. And that will be part of whatever gets decided here in terms of what the intent for the use for the property is. That detailed analysis will happen in the next step. And I apologize, for the record, Dan Waters. That will happen in the next step, which is the detailed permitting process where you would basically evaluate, you know, what water management facilities are required on this, at what rate can you allow discharge to leave this site to not adversely impact anybody else, or improvements to downstream conveyance is required to get it to where it needs to be. That all would happen next. We just haven't hit that step yet. COMMISSIONER SHEA: So it that a theoretical model that has been calibrated against actual experience so that it would predict what some of the residents are saying is going to happen or not happen? MR. WATERS: It's going to be based on -- and you're going to base it on real data and -- for -- I was going to say for better or worse, but it's for worse. We've had, you know, years where we've had a tremendous amount of rain. The county and the Water Management District have gauges at various places and canals. And you can go back 5.A.a Packet Pg. 84 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 81 of 103 through studies that those entities have done where they've calibrated models to those events and, basically, you would -- you know, to some degree, but we can't sit and wait for the 100-year storm event to know what will happen in a 100-year storm event, but we take all the information that we have available to us and perform our calculations and our models. And it should be, you're absolutely right, based on real events, and that's what all, kind of, that bedrock information we start with when we do that is based on. I don't know if I answered your question or not. COMMISSIONER SHEA: No, you did. I just wanted to make sure that it wasn't some theoretical uncalibrated model that -- because it always seems like the residents have a concern. They've already seen flooding but, yet, people are going in for permits, and they're doing whatever South Florida Water Management says, and they're still experiencing flooding. So I wasn't sure whether it was calibrated to actual experience or not. MR. WATERS: Yeah. And one of the tools we would use to base those calculations on is a model the Water Management and the Big Cypress Basin did, and it, basically, is calibrated to real events and so, again, they can look at rainfall patterns and look at what responses they saw in the canals, how canals went up and down, and then they're able to project, based on that, on virtually any site, what depth of flooding you typically see in a five-year, 25-year, and 100-year event, and that is the information from that calibrated model that would be used to go to that next step and decide what has to be done on this site to not adversely impact anybody. COMMISSIONER SHEA: I had a couple questions for Rich. CHAIRMAN FRYER: Go ahead. COMMISSIONER SHEA: Just in terms of trying to soften the site maybe a little bit more and, quite frankly, I think you guys have done a pretty good job trying to -- things like dumpster locations, parking, you know, the farther you can keep it away from the residential. Is that something we need a commitment, or is that something you guys do in your review of the plan? MR. BOSI: Unless there's specificity within the PUD for a unique arrangement that wouldn't be supported by the current code, we wouldn't be able to -- COMMISSIONER SHEA: So we would ask Rich to commit to that now if we'd like to see the parking and the dumpster, things that those locations -- they're fine points, but in the long run they can have an impact as well, but the only way to get a commitment to that is here, it sounds like. MR. BOSI: (Nods head.) COMMISSIONER SHEA: Well, like parking. If you put all the parking in the back, it's going to -- you're going to have a lot of noise and things like that from the cars more in the back. If you put all the dumpsters in the back, every time the trash guy picks up the dumpster, they're going to hear it. MR. FUSARO: Gregg Fusaro, again. I'll respond to that. With respect to trash and dumpster locations, generally, we put those as close to the main entry as we can and up against the main highway because, frankly, those trucks and the vehicles that take that stuff in and out are really heavy, and it really has a negative impact on the driveways and parking to run those vehicles back into the -- into the asset so -- COMMISSIONER SHEA: You would commit to -- MR. FUSARO: Yes, absolutely. 5.A.a Packet Pg. 85 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 82 of 103 COMMISSIONER SHEA: -- following what you typically do? MR. FUSARO: Absolutely. And I'll also commit that parking will be distributed around every building, because nobody wants to walk any further than they have to from their car to where they live. COMMISSIONER SHEA: I'm done. CHAIRMAN FRYER: Thank you. MR. YOVANOVICH: Any other questions of me or anybody else on our team? CHAIRMAN FRYER: Commissioner Schumacher. COMMISSIONER SCHUMACHER: Hey, Rich. Thank you and your team for the presentation. It was -- it was a great presentation. You and I have had conversations about this. I understand this is not an amendment to the Golden Gate Master Plan, but basically cutting it out of the Golden Gate Master Plan. MR. YOVANOVICH: Right. COMMISSIONER SCHUMACHER: Which is something that was done back in 2017 through 2019, as me and Mike had talked about, in some other sections of the Golden Gate Master Plan such as like the corner of Massey Avenue and Vanderbilt, which I wish you guys could flip-flop properties, because they just want to put Estate homes up out there versus this would be a better fit for that point. The letters of support that were received, the developer's PR company that reached out to those folks, what was the message that they were conveying? Because I had a number of conversations with those folks that received it, and a lot of them had no clue about the affordable housing that this planning committee has already approved over the last six months or even that there is availability in some apartment units at the current pricing model that you have listed. So I'm just trying to gauge, like, what was that -- what was that message that the PR company kind of reached for there? MR. YOVANOVICH: Sure. Well, I have that PR person here. COMMISSIONER SCHUMACHER: Great. MR. YOVANOVICH: I could only tell you my personal conversations that I've had with many of the people that wrote letters -- COMMISSIONER SCHUMACHER: Yeah. MR. YOVANOVICH: -- is they're fully aware of all the other projects there are out there, and it still isn't enough. COMMISSIONER SCHUMACHER: Okay. MR. YOVANOVICH: In fact, I'm working with a couple for them to try to find a way to buy land themselves and build employee housing for themselves, so it's -- this is a drop in the bucket, but I can't tell you what every one of the -- I'll let -- COMMISSIONER SCHUMACHER: Yeah, I was just curious. I just want to know how that -- how that message was conveyed. MS. BUZZACCO-FOERSTER: Hi. For the record, Jenna Buzzacco-Foerster. We, in particular to this project, provided information about this project and the needs in the community and related when asked about other projects that were going on. But in particular, it was the benefits and specifics to this project. COMMISSIONER SCHUMACHER: Got it. Did you convey -- because the question I kept getting was the whole project would be -- would be workforce housing. 5.A.a Packet Pg. 86 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 83 of 103 MS. BUZZACCO-FOERSTER: It was conveyed that -- COMMISSIONER SCHUMACHER: And Rich and I had touched on this because the problem was is that some of these folks believed that the max rent would be the 100 percent AMI, which is not the truth, because this is only, for now, 71 units. The rest of them will be at market rate. MS. BUZZACCO-FOERSTER: Thank you. COMMISSIONER SCHUMACHER: Correct? MS. BUZZACCO-FOERSTER: Correct. It was conveyed to everyone that there was a percentage. COMMISSIONER SCHUMACHER: Okay. All right. MS. BUZZACCO-FOERSTER: Yes. Thank you. COMMISSIONER SCHUMACHER: Thank you. MR. YOVANOVICH: And every one of the letters referenced 208 units of which 30 percent would be income-restricted, and so -- COMMISSIONER SCHUMACHER: Because I had received an email where somebody had cut and pasted from the web page where the web page says the same, but it doesn't say -- it just says these are -- it says, how much will it cost to live here, and then it says one-bedroom, two-bedroom, three-bedroom would be in between 1,700 and 3,200. That's what it says on the website, and that's what some folks came back, and I said, no, this is only for a reduced amount of units. MR. YOVANOVICH: Right, yeah. I can only -- the letters that I received copies of all said 208, of which a percentage were -- COMMISSIONER SCHUMACHER: The other question I had is on the environmental. So, obviously, if I were to buy a lot on this street, I could only -- I had two acres, I can only clear one acre, and I've got to keep another acre wooded. This, obviously, is not happening with this project. MR. YOVANOVICH: Correct. COMMISSIONER SCHUMACHER: The preserve is going to surround the border of it. In reading the developer's environmental report, they had spent five-and-a-half hours out there total over 17 and a half acres and found minimal amount of wildlife. Is that something that is going to be re-examined again as you go into an SDP or -- MR. YOVANOVICH: Yes. When we -- well, I think it will be as part of the water management -- the ERP. COMMISSIONER SCHMITT: No, no, only unless there is a requirement -- if there's identified endangered species. Let me have Jaime come up. Because if you have a preliminary endangered species, then you have to go through the permitting process. COMMISSIONER SCHUMACHER: Sorry, Ms. Cook. I was trying not to call you up here. COMMISSIONER SCHMITT: Maybe I'm wrong, but I thought it was just -- preliminary is fine. But go ahead, Jaime. MS. COOK: That's okay. Jaime Cook, your director of Development Review. So for all planning applications, the Land Development Code requires that listed species surveys be less than one year old. So if they -- they will, essentially, need to resubmit -- re-conduct and resubmit a new listed species survey when they do submit for their Site Development Plan. 5.A.a Packet Pg. 87 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 84 of 103 COMMISSIONER SCHMITT: Because of the age of the study. MS. COOK: Because of the age of the study, yes. COMMISSIONER SCHMITT: Yeah, that answers that. CHAIRMAN FRYER: Thank you. COMMISSIONER SCHUMACHER: I might have another question, Rich, but not right now. I'm sorry. CHAIRMAN FRYER: We're running down to the wire here, because no one else is signaling, Commissioner. So it might be a good idea, if you've got a question, to ask it now. COMMISSIONER SCHUMACHER: Put me on the spot there, Chair. CHAIRMAN FRYER: Sorry. COMMISSIONER SCHUMACHER: All right. I think I'm good now until discussion. CHAIRMAN FRYER: Okay. Fair enough. Anything further on rebuttal? MR. YOVANOVICH: No, sir. CHAIRMAN FRYER: Okay. So now the matter is in our hands for deliberation. At the appropriate time, a motion, and certainly to have discussion along with that deliberation. Anyone wish to be heard? COMMISSIONER SCHUMACHER: If I can just open up the discussion. In a conversation I had with Mrs. Kurtz, they had a change.org petition go out, and I had a conversation with her. I said, if you can break down that data to actual Collier County citizens, because obviously anybody across the nation can sign this -- what was it, 967? MS. KURTZ: Yeah. COMMISSIONER SCHUMACHER: 967. MS. KURTZ: I don't know. It's changing every minute. COMMISSIONER SCHUMACHER: Yeah, it's changing every -- it was 967 as of -- (Simultaneous crosstalk.) CHAIRMAN FRYER: Just a moment here. COMMISSIONER SCHUMACHER: I just want to go into some detail that I got from the feedback from the residents. MR. YOVANOVICH: I understand, but none of that's in the record, and we've not being given an opportunity to even question or verify any of that. So, Mr. Schumacher, I'm a little concerned about talk about things that never entered into the record and we don't have an ability to verify. UNIDENTIFIED MALE VOICE: Can we interrupt? CHAIRMAN FRYER: Just a moment. COMMISSIONER SCHUMACHER: I guess that's something -- I can ask the County Attorney, is that something I can't bring up just -- CHAIRMAN FRYER: Here's what you can do, Commissioner. If you want -- even though we've closed public comment, if you want to hear from the public on something, we can do that. And, then, of course, the petitioner would have the right to respond. That's up to you. 5.A.a Packet Pg. 88 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 85 of 103 COMMISSIONER VERNON: I would promote that. If you want it in the record, let's get it in the record, and then you can talk about it. COMMISSIONER SCHMITT: But I have to ask, has any of that been forwarded to the county? COMMISSIONER SCHUMACHER: I don't think any of it's been forwarded to the county or -- COMMISSIONER SCHMITT: Or the petitioner. So I don't even know if it can be entered into the discussion. So I'm going to defer to the County Attorney. MS. ASHTON-CICKO: I think you can ask questions about it, but I wouldn't introduce it into the record. COMMISSIONER SCHMITT: All right. COMMISSIONER SCHUMACHER: Okay. So, Ms. Kurtz -- COMMISSIONER SCHMITT: Open the public hearing again. COMMISSIONER SCHUMACHER: Well, I'll just ask -- CHAIRMAN FRYER: Yeah, this is -- well, we're really -- yeah, we're not opening the public hearing, but the one commissioner wants to hear from a witness, so we're calling that witness back. COMMISSIONER SCHUMACHER: Ms. Kurtz, take the podium, please. MS. KURTZ: For the record, Amy Kurtz, Cherry Wood Drive. COMMISSIONER SCHUMACHER: As of yesterday, how many Collier County citizens signed the change.org for no reason? MS. KURTZ: I had 968 as of yesterday midday. COMMISSIONER SCHUMACHER: Okay. MS. KURTZ: And a total of 1,828 signers. Some of those -- some of those -- more of those might be Collier County, and a lot of them are from Fort Myers, Bonita area as well. COMMISSIONER SCHUMACHER: Thank you, ma'am. COMMISSIONER SCHMITT: Can I ask what went out and -- COMMISSIONER VERNON: Yeah. COMMISSIONER SCHMITT: I have no idea, when we talk about change.org, was it a -- did you set up a website where people could comment or -- what is it that went out and what was -- COMMISSIONER SCHUMACHER: It's actually on the corner of the street. MS. KURTZ: We have petitions out, online petitions. COMMISSIONER VERNON: What do they say? MS. KURTZ: Change.org. COMMISSIONER VERNON: What do they say? COMMISSIONER SCHMITT: What do they say? MS. KURTZ: I mean, I can read it for you. COMMISSIONER VERNON: Is it short? MS. KURTZ: Let me see if my phone works here. Okay. It says -- it's called change.org, oppose Ascend. Developers from Ohio are attempting to amend the Collier County's Growth Management Plan and are currently seeking to rezone for 17.5 acres in Golden Gate Estates for 208 high-density residential apartments. The planning numbers assigned. This will have a major impact on the neighborhood, environment, traffic, and 5.A.a Packet Pg. 89 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 86 of 103 compatibility of the surrounding areas, including Cherry Wood Drive, Island Walk, Vanderbilt Beach Road, Collier Boulevard, and Logan Boulevard. Traffic routing in front of Island Walk community will create traffic and safety issues. The approval of this amendment and rezoning in the middle of an Estates neighborhood will lead to further amendments and more spot zoning for -- throughout the unique Golden Gate Estates community. Please sign the petition and write to persons below to say no to this incompatible land-use change. And I also posted the public hearing notice, one of which was hidden behind a tree when they posted it from the county. There's a big oak tree, so no one could see it on the side of the road, and it was spelled -- Ascend was spelled wrong, too, by the way. The County spelled it A-c-e-n-d on our signs. But I posted a picture of that and the meeting dates. COMMISSIONER SCHUMACHER: Thank you. CHAIRMAN FRYER: While you're here. MS. KURTZ: Yeah. CHAIRMAN FRYER: We've heard an enormous amount of testimony today. Was there -- is there anything that we haven't heard yet that was in this petition, or is it representative and it's just a matter of numbers? MS. KURTZ: It's basically -- it's a matter of numbers. CHAIRMAN FRYER: Okay. I mean, that's fair enough. MS. KURTZ: I mean, other than I put, like, the board members -- the commission board members' addresses on there. CHAIRMAN FRYER: But all the points that you wanted to make. MS. KURTZ: All the points. CHAIRMAN FRYER: Okay. Thank you. MS. KURTZ: Yep. CHAIRMAN FRYER: Mr. Yovanovich, did you want to reply? MR. YOVANOVICH: Well, yeah. I mean, first of all, I think the -- obviously, the question directed an answer the way it was asked. There were inaccuracies in the question. I don't even know what materials they actually made available for people to actually sit down and look at to determine whether or not the conclusions in the questions was accurate. I think it's clearly a biased -- it's a biased -- you know, it's not even a -- it's not even a scientific survey. It's just an opinion poll based upon statements that were in that question, and I'm shocked -- I'm not surprised that people said no the way it was -- the way it was depicted, but I don't think it was an actual depiction of the actual project. CHAIRMAN FRYER: Thank you. Commissioner Vernon. COMMISSIONER VERNON: Yeah. I'll say that I wanted to see what it said because my fellow commissioner thought it was important, so I wanted to try to get it in the record. I will tell you that if it goes to the next level, I would -- this is a personal opinion. I'd suggest you change the survey, because I think virtually anybody would vote the way you voted because you have -- it's so subjective, so conclusionary. I just didn't find it to be an objective survey. MS. KURTZ: Can I say something? 5.A.a Packet Pg. 90 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 87 of 103 COMMISSIONER VERNON: That's up to the Chair. CHAIRMAN FRYER: And that's up to Commissioner Vernon because -- COMMISSIONER VERNON: Sure. Go ahead. CHAIRMAN FRYER: Go ahead. MS. KURTZ: I mean, what we hear from the developer is all one-sided, too. So we hear that side, so why can't they hear it from the other side? I mean, if they only hear that side, people will say -- always say yes to that. But if they don't hear the other side -- I mean, there's two sides to every argument. There's two sides to this whole process, correct? COMMISSIONER VERNON: Right. And I was simply trying to give you some guidance because there's going to be another level. MS. KURTZ: Sure. COMMISSIONER VERNON: And I think it would have been a lot more compelling to me -- forget about what they're saying. MS. KURTZ: Okay. COMMISSIONER VERNON: I wanted to hear it because my fellow commissioner wanted to hear it. And once I heard the question, I didn't find the answers very compelling because the question was so one-sided. It's irrelevant to what they're doing, whether they're being one-sided or not. I'm giving you a tip for credibility going forward from my perspective. MS. KURTZ: What would be -- so you wouldn't want me to be specific about where the location is? COMMISSIONER VERNON: Yeah. I'd just have a more -- more specific and objective question without conclusory statements. I mean, I can't tell you how to write it, but... MS. KURTZ: Okay. This is my first time, so I appreciate your -- COMMISSIONER VERNON: I'm just giving you a tip. Jerry may have some good insights. MS. KURTZ: Thank you. CHAIRMAN FRYER: Okay. Thank you, ma'am. All right. Anything further, Mr. Yovanovich? MR. YOVANOVICH: (Shakes head.) CHAIRMAN FRYER: All right. Any further comments, questions, discussions, deliberation, or a motion? And we're going to have -- Commissioner Shea. COMMISSIONER SHEA: Yeah. This is a tough one. When we accepted this high-paying job that we were elected to -- by the way, we weren't elected, and we don't get paid. I assumed the role of being the guardian of the Growth Management Plan, and -- but the Growth Management Plan is a -- is designed to periodically change as things progress. I look at it like we're constantly balancing what is good for the greater community versus the adverse impact on the local community. That seems to be a constant, constant -- and I have voted on both sides of these, believe me. Most of the -- Rich can tell you. I hadn't made a decision until probably five minutes ago, because I was really struggling with it. But I will tell you, being on this commission for three years, this is the best affordable housing -- forget about where it is -- the best affordable housing application that I've seen since I've been here. 5.A.a Packet Pg. 91 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 88 of 103 So making a decision is going to be tough. And assuming that, if we vote that way, that the rest of the street's going to go that way, we don't -- we look at each project case by case as to whether it fits into the community. I think they've done a pretty good job of isolating it. Maybe it could do a little better in working with the community. Last time I was in this situation I voted in favor of the local neighborhood. In this case, I have to go with -- I just think we need the affordable housing, and I think it's not going to be as bad as probably you feel that it will be. But I know when it turns out to be bad, you're going to call me up. But I have to vote by what I feel right now, and I'm leaning to supporting it. I'd still like to see something done with that traffic, though. I don't like the U-turns, but that's an operations problem, right, Mike? CHAIRMAN FRYER: Commissioner Schumacher. COMMISSIONER SCHUMACHER: Rich, if I can ask you again, when we talked yesterday, what was the ETA from breaking ground to the first unit being available? I believe -- I know a lot of it had to do with extra permitting. I said, like 18 months to three years or -- can you just refresh my memory on that? MR. YOVANOVICH: Commissioner, you're probably looking around two years to deliver the first unit and, what, about three years to be done with the whole thing, or close -- a little over three years. It's hard -- you know, obviously, it's hard to predict. By the time we go through the Site Development Plan and the other permitting, you're looking two, two and a half years before we start delivering. COMMISSIONER SCHMITT: If there's jurisdictional wetlands, you're talking at least 18 months to go through the -- COMMISSIONER SCHUMACHER: There's a lot of cypress. COMMISSIONER SCHMITT: -- through the state permitting process. COMMISSIONER SCHUMACHER: I mean, I know that's a wet lot. COMMISSIONER SCHMITT: It's not through the Army Corps anymore. The state has assumed that responsibility, but there's still 18 to 20 months backup. COMMISSIONER SCHUMACHER: Because there is a lot of cypress on the back side of that lot. That's what I'm kind of getting at on that. And the other concern I would have with that is that there was a project up in Sarasota that just converted that was going to be apartments, and it's now converting to condos. So, I mean, is this -- is this plan stipulated to apartment only -- MR. YOVANOVICH: Yes, it -- COMMISSIONER SCHUMACHER: -- without the possibility of coming back for additional -- (Simultaneous crosstalk.) MR. YOVANOVICH: It specifically says rentals. It specifically says rentals. Any other questions? COMMISSIONER SCHUMACHER: I think that's -- that's what it is. I mean, the concerns that I have is what I've gotten from the public in that area, and this -- in talking with Mike and all the work that went into the Golden Gate Master Plan and through those two years and the resident input and coming up with what it is, I wish this lot had been cut out of that when it was purchased by the previous owner in 2010, but it was not. So that's 5.A.a Packet Pg. 92 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 89 of 103 what puts us in this position. But as these folks said, when you move into Golden Gate Estates, you expect that this is what you're moving into, much like if you're moving into a deeded community. We are not at that point because now we're telling these residents we're -- this is going to be turned into an apartment complex which, as we've gone over, there was concerns on the height of it. The traffic is a big one, but anywhere we go in town there's traffic. So, I mean, that's reasonable at best. And then what the actual cost of living will be for -- it's being marketed as workforce housing, but the workforce housing is restricted to 71 units. It's an upscale apartment complex. That's what it is. So 71 units, absolutely, we're going to help 71 people, but the rest of it is going to be at fair market value, which our teachers and police, firemen can't afford at all. So that's kind of where I'm at, and that's the comments I'm getting that I want to voice to this commission. That's all I've got. CHAIRMAN FRYER: Thank you. With the greatest respect to the gentleman in the back who's got his hand up -- and that was a respectful way for you to be recognized, so thank you for that -- but, unfortunately, under our rules, after we close public comment, we don't hear from public again unless an individual commissioner calls that person up. So thank you, though, for raising your hand. Any other comments or -- I'm sorry. Vice chairman. COMMISSIONER SCHMITT: Yeah. I'll go through the list. I've got a guy on this shoulder telling me one thing and another one over here. You've seen that ying-yang there. But, you know, we talk the talk about affordable housing, and then, when there's time to do something, do we do it and do we take action? And Paul stated his position. This is a proposal from the private sector. It is probably the first -- I believe the first affordable housing that is coming in from the private sector solely without any government involvement. Even when I was on staff, I was just really against the government trying to run affordable housing. It has to come from the private sector. And, quite honestly, the only way you can build affordable housing today is with density, and the fact of the matter is it has to be -- there have to be rentals. I understand the impact and the benefits. Do the benefits outweigh the adverse impacts? Staff has vetted the petition and has pretty much determined that all essential public services are not adversely impacted. That said, on the other side, the GMP. GMP, Golden Gate Area Master Plan, yeah, we are essentially doing what Jerry Kurtz said; we're carving out a piece saying, well, wink and a nod, we know we approved the growth -- Golden Gate Area Master Plan. Oh, but we really didn't mean it because now we're going to let you do this and take this piece out. And I agree, people purchased in that area based on the existing zoning, not that they were going to be faced with an affordable housing -- I won't call it affordable housing because, I agree, it's 71 units of 260? MR. YOVANOVICH: Two hundred and eight. COMMISSIONER SCHUMACHER: Two hundred and eight. COMMISSIONER SCHMITT: Two hundred and eight. So it is a -- it is an apartment complex. 5.A.a Packet Pg. 93 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 90 of 103 So there is the existing zoning, and compatibility. I mean, quite frankly, it is not compatible with the surrounding property, and it's really out of character for that neighborhood. It's not compatible with the restudy, even though we're trying to carve something out, and I have to sit here and say it's not complementary and it is not compatible with the neighborhood. So I am going to vote against it. CHAIRMAN FRYER: Okay. Further discussion? COMMISSIONER VERNON: Yeah. I'll jump in just to give you my thought. I'm going to tell you how I'm going to vote and tell you why I'm voting that way and then maybe give you some thoughts for the other side because, remember, you're going to the Board of County Commissioners next. I'm going to vote for this. I don't think this affordable housing is just a hot topic. It's been going on for decades. I've been here for 30 years, and it's getting worse. It's getting worse nationally, and it's probably even worse locally than it is nationally. What I especially like about the project is I like the fact you show one slide that shows the affordable housing is being spread out. We're not trying to cram all the affordable housing in one part of the county, which I don't think is what we should be doing. The other thing I like about it, I think it's somewhat creative. And I've been dealing with -- I'm not on the affordable housing board or anything, but been focused on this issue in a number of ways for a number of years. I think it's going to take creative housing, and I think this is a step in that direction, so those are the two things I really like about it. Between now and the time of the meeting with the County Commissioners, I agree with Paul, I'd love to see -- and I understand you've made some arguments that you guys have tried and you've made some changes and you've done a lot and you've listened, but I think you guys should listen more to the other side and do your best before you get before the County Commissioners to see what their concerns are. On the flip side, I think Jerry, or whoever your ambassador is, should get together with them. I mean, there was a question about the fence. And I don't expect you to have an answer, Flaviu, but you didn't really have an answer. We want -- we're worried about the fence or the wall. Well, figure out what you guys want collectively and talk to them. The other one that keeps coming up is the trees and the invasive species and stripping everything. Well, talk to them about what you want there and things like that, the vegetation. Talk to them about the wildlife. I mean, it may not get you anywhere, but it may get you somewhere. I'm telling them to pay more attention to you. What -- the last thing I'll say is sort of thoughts on who sort of resonated with me on the objectors. I thought the traffic issues. I don't think he's still here, David Bobay, the third speaker. I thought that was a pretty passionate group -- or presentation, and he's not from Cherry Wood, as I understand it. He's not from Island Walk. He's somebody who is also concerned. I think that adds value to your presentation. MS. KURTZ: He's on the Logan side of it. COMMISSIONER VERNON: Right. And then, Amy, your comments about an aerial rendering, if you thought that might help. It sounds like you've got access to it. Show it to the County Commission. The tenth speaker, Angela Hutchinson, talked about compatibility, all of the ambiguity. I think that's helpful. To echo what Joe said about the GMP and him voting against it, I think that's very compelling. And, you know, the GMP was in 2017, 30 times density, you guys moved 5.A.a Packet Pg. 94 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 91 of 103 there, et cetera, et cetera. I think Jerry carried that water very well. Flaviu, I thought your point of view was helpful. I think being disrespectful is not helpful, so I wrote you down as somebody, if I were running the show on this side, I'd have you speak, but I wouldn't have you pop off to the other side when they're presenting. I don't think that's helpful to the process. And, Jerry, you did a fantastic job. MR. KURTZ: Thank you. COMMISSIONER VERNON: I think more of that and just get together with them, because I want this to be -- you know, you guys, I was listening to everything you were saying so, you know -- and we've got one commissioner, at least, who's going to vote against it. So you guys -- I think you guys were heard, and I think -- I'm just giving you some thoughts on what might help going forward. Thank you. CHAIRMAN FRYER: Thank you. Vice Chairman Schmitt. COMMISSIONER SCHMITT: Yeah, I'm going to make a comment. Of course, it definitely appears this is going to be a split decision. And for the residents, we're not the approval authority. This goes to the Board of County Commissioners. The fence, I would have to defer to the community. If the Board's going to approve this, you need to decide on whether you want a fence or a wall. I agree with Rich's proposal. If it is a fence, it -- I would not put it on the property line. I'd set it in so it can be landscaped on the outside of the fence, or whatever you're going to do. But I am really torn by this thing, because I am a big proponent of affordable housing, but I -- I just -- I think it's because of the -- again, because of the proximity of the -- and the amount of time that went into the restudy. This is a great project. I only wish it could be somewhere else. COMMISSIONER SCHUMACHER: Switch it with Massey. COMMISSIONER SCHMITT: Yeah. COMMISSIONER SCHUMACHER: The corner of Massey and switch it. COMMISSIONER SCHMITT: Yeah. Because what I love about this is it is a private initiative. And I think this is going to be a tough one for the Board of County Commissioners, another tough one. That's why they get the big money. Thank you. CHAIRMAN FRYER: Thank you. Commissioner Shea. COMMISSIONER SHEA: Yeah. I'm the same way. I could have easily gone either way. So I think realizing we're an advisory group, we're not -- we don't make any decisions. We express opinions of the group of appointed -- it's kind of a dry run for you, and I think if you take some of the tips, like Commissioner Vernon is telling you, on how to present a stronger case where it really counts -- and a lot of it has to do, I think, with communicating ahead of time on some of the things. Like, the wall, to me, looked kind of silly. Rich is saying we'll give you a wall wherever you want it, and I asked you guys, and you didn't know where you wanted it or if you wanted it all. I'm just saying get -- those little things that distract from the main theme, get them resolved between you and the practitioner [sic] ahead of time. That's it. 5.A.a Packet Pg. 95 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 92 of 103 CHAIRMAN FRYER: Thank you. Commissioner Schumacher, you're not lit up, but I just -- if you're willing to -- and if you're not, of course, that's your prerogative. Have you indicated how you're going to vote? COMMISSIONER SCHUMACHER: Well, I'm going to vote against it. CHAIRMAN FRYER: Okay. COMMISSIONER SCHUMACHER: That's just from talking -- I've talked with Rich and, like I said, if you could switch this project with the corner of Massey, it would not even be a -- UNIDENTIFIED SPEAKER: We can't hear you. COMMISSIONER SCHUMACHER: If you could switch this project with that project that's going to go on the corner of Massey and Vanderbilt because it was already cut out of the GT -- the Golden Gate Master Plan, it would be a no-brainer. I think if it was -- if we -- if this was -- I think the residents would be more acceptable to this if it was a lower density, lower units, and not so destructive as it is with their preserves that's only bordering the actual property itself. I think that the concerns about the wells, the storm drain runoff, how -- the amount of fill that will be used, I think those are all valid concerns, because that's what that street was developed as is a single-family neighborhood. One house, one lot. That's what it was. So with that being said, because of the conversations I've had with the folks that I've talked to, I'm going to vote against it. CHAIRMAN FRYER: Thank you. COMMISSIONER VERNON: No pressure, Mr. Chairman. CHAIRMAN FRYER: I thrive on pressure. I want to recount a discussion that I had yesterday and the day before with Mr. Yovanovich and see if we can't -- see if we can't resolve that in a favorable way. I realize that this is the 11th hour, but it's a very important matter, and so I'm going to raise it. The language in the affordable housing commitments in the PUDA right now says that there will be 45 days of advertising to attempt to garner interest among the essential services personnel whom we are seeking to attract. I heard evidence this afternoon from the residents that there is concern -- and I can understand this -- that if we don't wind up with the kind of people we hope to get, i.e., the essential services personnel, the people who are working hard, working overtime, and really advancing the cause for the needs of Collier County, then you do -- there is at least a possibility that you're going to increase the chances of having people who, perhaps, don't respect the property quite as much and maybe are not the ideal citizens that we all would hope to have. And so in our back-and-forth -- and you'll have an opportunity to comment on this. But in our back-and-forth yesterday or the day before, as I looked at the 45-day advertisement requirement, my first approach with Mr. Yovanovich was to ask if we could go to 90 days because that seems to me to be a more -- a greater likelihood that we would be able to capture the interest of the essential services personnel, and he responded that he could not. And then I negotiated against myself and said, well, how about 60 days? And I understand his argument, and his client is concerned with respect to having vacant property and the issues with the lender. 5.A.a Packet Pg. 96 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 93 of 103 So I've tried to focus on something different that might -- that might be of sufficient interest to the petitioner that he would consider, and that's this: We have language here in Section A of Exhibit F of the PUD which says -- it says ESP means natural persons or families and then defines them. And then it says, in no event -- or, excuse me. In the event that no ESP rents the available unit within 45 days of advertisement of its availability, then the unit may be offered to the general public but at the same constraints, the same financial constraints. So the latter part is a good thing. But I am just not sufficiently satisfied that adequate notice is going to be brought home to the very people whom we are desiring to rent to with a 40-day -- 45-day period of time and nothing specific built into advertisement. We don't know when advertisement will start, how it will be conducted. Now, in a reply text to me, Mr. Yovanovich outlined some things that he thought his client would be willing to do. And so what I am asking at this point is -- and in your comments, Mr. Yovanovich, you can reply -- can you help me get to a point where I have a higher level of confidence that essential services personnel will really have a meaningful shot at these units? MR. YOVANOVICH: Well, yes. First of all, Mr. Chairman, the language you just quoted was in the Blue Coral project. It's not in this project. So we need to bring that language forward to this project if you want the 45-day period. We -- if you want -- first of all, it's in our best interest to reach out to the Collier County Public Schools, to reach out to the Sheriff's Office, to reach out to Naples Community Hospital, to reach out to Physicians Regional, to reach out to the Naples city police department, to reach out to every local government. We're going to do that. If you want to say we're required to send a notice, when a unit becomes available, to Collier County Public Schools, hospital -- if you want to say the following categories of employers: Schools, healthcare, and then without naming every healthcare provider in town, we're happy to commit to sending that notice out, and hopefully that will give you the comfort you need, because we're going to do that anyway. CHAIRMAN FRYER: All right. Let me pursue a little bit, and then I'll call you. COMMISSIONER SCHMITT: Just a question. CHAIRMAN FRYER: Go ahead, Vice Chair. COMMISSIONER SCHMITT: On the -- how long is the -- is that in effect? MR. YOVANOVICH: Forever; 30 years. CHAIRMAN FRYER: Thirty years. COMMISSIONER SCHMITT: Thirty years, okay. All right. CHAIRMAN FRYER: Yeah. So -- all right. Well, we're moving in the right direction, I think. I would -- I would like to see a commitment in this material that's much more specific than we have here that you will identify who you will notify and give us a little more meat on the bones of how you will accomplish that notification and when it will occur. Can you offer me anything? MR. YOVANOVICH: Well, we obviously -- we can obviously provide notice to those categories of employers. As soon as we're provided notice that someone doesn't want to renew their lease, we can provide that notice to Collier County Public Schools, Collier County Sheriff's Office, all those. You want me to say we'll do it within seven days of being notified that someone's going to vacate a unit? And I don't know if seven days is 5.A.a Packet Pg. 97 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 94 of 103 enough. But I'm just -- that's the concept. We'll do that. We'll provide that notice. Again, we want those people to live here because that's in the best interest of the community. That's where -- we have the same interests as you do. CHAIRMAN FRYER: I know you do. And I'm not quite as concerned about when a unit becomes vacant as I am in the first shot around. MR. YOVANOVICH: Oh, the initial. CHAIRMAN FRYER: Yeah. MR. YOVANOVICH: We're happy to -- we can probably do that 60 days in advance. We can -- for the initial lease-up, we can provide 60 days' notice, and that's what we've done in other projects. If you remember, we've done -- the initial lease-up has been a 60-day notice to everybody, and then when a unit becomes available, we've gone down to 45. CHAIRMAN FRYER: Okay. So you will -- you will itemize the recipients of that notice, and they are -- as far as I'm concerned, they're, essentially, the ones that you mentioned, and the first time around, you'll do 60 days from -- MR. YOVANOVICH: And, Mr. Chairman, we'll do the 90 for the first. I thought you were talking about recurring leases. That's where it becomes difficult is when the unit becomes -- CHAIRMAN FRYER: Okay. So you'd do 90 on the first? MR. YOVANOVICH: Sure. CHAIRMAN FRYER: All right. And the notification -- or the way that you would do this -- the word that is used is "advertise." Would you do more than just notification? Would you also advertise? MR. FUSARO: Sure. MR. YOVANOVICH: Sure. Yes, of course. CHAIRMAN FRYER: I mean, as you say, our interests are the same here. MR. YOVANOVICH: Yeah. CHAIRMAN FRYER: You want to get it leased up -- MR. YOVANOVICH: We want to get -- we want to get as much word out there as possible. CHAIRMAN FRYER: Yeah. Well, as I said, my concern is, is that I want to reduce to the fullest extent possible the chances that we get people whom we are not seeking in these units; rather, that we get the teachers, the healthcare workers, the law enforcement people, the government people, and other essential -- essential workers; that they are the ones who sign up, because I think those -- the likelihood is greatest that they're going to be the best citizens that we are seeking. COMMISSIONER VERNON: I think notification's going to be the key because the employers are going to be making sure that their people know about it, I would think. CHAIRMAN FRYER: Yeah. COMMISSIONER VERNON: So not that I'm opposed to advertising. I just think notification would be more effective. And doing both is fine with me. CHAIRMAN FRYER: Okay. Commissioner Shea. COMMISSIONER SHEA: I just wanted to understand, this is advertising in the group of essential services personnel, but that doesn't mean if you don't get a response in that group that you go back to market rate. MR. YOVANOVICH: No, no, no. 5.A.a Packet Pg. 98 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 95 of 103 COMMISSIONER SHEA: You still stay at the AMI that you've agreed to? MR. YOVANOVICH: For instance -- COMMISSIONER SHEA: Exactly. I just wanted to make sure. MR. YOVANOVICH: I agree. For instance, I didn't see in here lawyers, okay, and we're not essential. But let's just say we don't fill it all up with essential workers, yes, a lawyer making those income categories we would go to next. We'd have to limit to the income categories and the rents for those categories. CHAIRMAN FRYER: All right. Well, if -- I'm prepared to vote in favor of this provided that the Planning Commission would allow me to review the language the way we would do if we brought it back on consent. I'm not suggesting we bring it back on consent. But by your leave, Planning Commission, if I could look at the language that is prepared and sign off on it and it accomplishes the essence of what we've talked about today, I'm going to be a yes vote. Does anybody object to that? COMMISSIONER VERNON: No. I would move that we approve this project with the caveat or the condition that you just stated and giving you the authority to finalize the paperwork consistent with what you just described. CHAIRMAN FRYER: Thank you. Commissioner Schmitt. COMMISSIONER SCHMITT: Yeah. Rich, and maybe for your client, given the conditions today, how successful -- no, let me put it a different way. Is there a pressing screaming out there and demand for people to move into these units as soon as they're built? What's your assessment of the market? MR. YOVANOVICH: I'm going to let him talk to you, but I'm going to also answer that. I have got two projects that I'm converting -- and you'll hear these. I won't give you the names -- hotels to income-restricted units because the demand is that quick. I mean, there is -- it is -- they're going to lease up like that (indicating). COMMISSIONER SCHMITT: The affordable? MR. YOVANOVICH: The income-restricted units are going to lease up like that (indicating) with people from healthcare, teachers. The best person to ask is probably Amy. I mean, they're going to probably beat our door down to want to get those units. COMMISSIONER SCHMITT: I see Cormac coming up here, and he may want to -- he may want to try and convince me to vote the other way. MR. GIBLIN: Again, for the record, your planning manager, Cormac Giblin. Directly to your question, Commissioner Schmitt, the most recent affordable development to hit the market is the Harmony Apartments on Santa Barbara Boulevard. The county was a partner in that. There are 82 genuine affordable housing units in that complex. They fully leased up within a day. COMMISSIONER SCHMITT: No way. MR. GIBLIN: Within a week, they had a waiting list of 176 people, and within 60 days, that waiting list grew to 300 people. So that is our numbers from the past month. COMMISSIONER SCHMITT: Ready to step up and -- that's how pressing the demand is? MR. GIBLIN: Correct. CHAIRMAN FRYER: All right. No one else is signaling at this time. We have a motion on the floor. Is there a second? COMMISSIONER SCHMITT: Did we have a motion? 5.A.a Packet Pg. 99 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 96 of 103 COMMISSIONER SHEA: Repeat the motion, because it had -- CHAIRMAN FRYER: I thought Commissioner -- COMMISSIONER SHEA: I almost wanted to separate them. CHAIRMAN FRYER: I thought Commissioner Vernon made it. COMMISSIONER VERNON: Do we need to separate them? CHAIRMAN FRYER: No, we don't. COMMISSIONER SHEA: Well, I think you do, don't you? CHAIRMAN FRYER: No. COMMISSIONER SHEA: One was giving you authority. COMMISSIONER SCHMITT: One was giving you authority. COMMISSIONER SHEA: I would separate that separately on the vote of -- COMMISSIONER VERNON: I was blending them. CHAIRMAN FRYER: Yeah. I think this is in lieu of bringing it back on consent. COMMISSIONER SCHMITT: Yeah. CHAIRMAN FRYER: Where -- MR. YOVANOVICH: I'm assuming you want that language both in the GMP and the PUD. CHAIRMAN FRYER: Yeah. MR. YOVANOVICH: So I think with that condition, I think one vote. CHAIRMAN FRYER: Yeah, I do, too. COMMISSIONER VERNON: Oh, okay. CHAIRMAN FRYER: Does that meet with everyone's approval? (No response.) CHAIRMAN FRYER: All right. COMMISSIONER SCHMITT: I've been waffling, and I've decided I'm going to change my vote. I'm going to vote in favor of it. Again, I know the pressing need, and I can cite some personal examples, but I'm not going to do that on the dais, but for the healthcare professionals. What I saw yesterday coming -- I went up to Lee County, and the traffic coming south every day at 6:00 in the morning coming into Collier County is just unbelievable, and I haven't experienced that in a while. I had to head up to Lee County. And it's just because of the fact that nobody can live down here. They're commuting 30 miles, 40 miles, 50 miles to come to work, and we've got to do something, so... CHAIRMAN FRYER: Okay. Anybody else want to be heard on this? (No response.) CHAIRMAN FRYER: Let's see. I'm -- did you make a -- you made a joint motion. COMMISSIONER VERNON: I did. Well, I didn't clarify. A motion for both -- CHAIRMAN FRYER: Okay. COMMISSIONER VERNON: -- a motion for both to approve on the condition that we're going to defer to you to finalize the language on the point you made regarding advertising and notification. CHAIRMAN FRYER: That's fine. Is there a second? COMMISSIONER SHEA: Second. CHAIRMAN FRYER: All right. Further discussion? (No response.) 5.A.a Packet Pg. 100 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 97 of 103 CHAIRMAN FRYER: Does everybody to understand where we are on this? (No response.) CHAIRMAN FRYER: All right. Then all those in favor of the motion, please say aye. COMMISSIONER VERNON: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN FRYER: Aye. COMMISSIONER SCHMITT: Aye. CHAIRMAN FRYER: Opposed? COMMISSIONER SCHUMACHER: Opposed. CHAIRMAN FRYER: It passes 4-1. Thank you very much. Thank you, applicant. Thank you, members of the public. All right. This now takes us to old business, and I don't believe we have any old business in front of us. New business, we do have a matter for our attention under new business, and I'm going to again exercise the prerogative of the Chair and move -- actually, I'll put it in the form of a nomination. I hereby -- well, some background. We, as the Planning Commission, have a seat on AHAC, on the Affordable Housing Advisory Committee, and that seat has been occupied quite ably by Paul Shea, and he has expressed a willingness to continue in that position. And so it's my pleasure to nominate him for another term to AHAC. And nominations don't need to be seconded, but there can be other nominations if anyone else wishes. So any further nominations? COMMISSIONER SHEA: Can I nominate Joe? COMMISSIONER SCHMITT: No. COMMISSIONER VERNON: Yeah, let's nominate Joe. COMMISSIONER SCHMITT: Three years, man. Three years. CHAIRMAN FRYER: Nominations are then closed, and we'll have a vote on Commissioner Shea being our nominee to AHAC. All those in favor, please say aye. COMMISSIONER VERNON: Aye. COMMISSIONER SHEA: (No verbal response.) CHAIRMAN FRYER: Aye. COMMISSIONER SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. CHAIRMAN FRYER: Opposed? (No response.) CHAIRMAN FRYER: It passes unanimously. Thank you. And thanks all for -- COMMISSIONER SCHMITT: Thank you, Paul. CHAIRMAN FRYER: -- for a very, very busy day. Very good work was accomplished by all. And those of you -- COMMISSIONER SCHMITT: Too emotional for me today. COMMISSIONER SHEA: Yeah. That was -- CHAIRMAN FRYER: Those of you who -- COMMISSIONER VERNON: Are we getting ready to wrap up? CHAIRMAN FRYER: Yeah. 5.A.a Packet Pg. 101 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 98 of 103 COMMISSIONER VERNON: Well, there's hardly anybody here, but I would like to say something, if I could. CHAIRMAN FRYER: Please, of course. COMMISSIONER VERNON: I'd like to congratulate Joe and Paul and say that -- for the record, that, you know, I think everybody on this group's awesome, and I really enjoy working with you guys. But I will tell you, you know, at the beginning of these days, I try not to prepare too much because I really want to rely on what I hear. And Joe is the institutional fountain, and I rely on you so heavily, and you're so helpful to me in analyzing the issues, and that's kind of how I start my meetings is let me see what Joe has to say. COMMISSIONER SCHMITT: Oh, please. COMMISSIONER VERNON: And I kind of finish my meeting with Paul, because Paul is like the heart and soul of this group here, and I think his instincts are so good that I listen to you at the end. COMMISSIONER SHEA: Wow. COMMISSIONER VERNON: So I just want to say that both of you are very influential in the way I approach this, and thank you. Thanks for agreeing to serve again. COMMISSIONER SHEA: Thanks for the comment. CHAIRMAN FRYER: I agree with that. We're very lucky to have our two environmental -- COMMISSIONER SCHMITT: I think the staff supported us, too. I don't know why, but the -- somewhere back there I think we got a motion of approval, Paul, from the staff. COMMISSIONER SHEA: Cormac, we didn't even have to use you for that line you had the other day. CHAIRMAN FRYER: All right. Is there any further new business at this time? (No response.) CHAIRMAN FRYER: If not, public comment on matters that have not been before us yet today. MR. SABO: Yes, Mr. Chairman. We have one speaker, Doug Fee. CHAIRMAN FRYER: Mr. Fee. Go ahead, sir. MR. FEE: If I may, I have a handout here. CHAIRMAN FRYER: All right. MR. FEE: Good afternoon. Thank you for allowing me to speak. My name is Doug Fee, and I'm here to speak on an issue. I have handed out some pages and would like to go through these really quick with you. The first one is part of the settlement agreement for Cocohatchee Bay. Number 21 says this agreement and release may be amended only by a written instrument specifically referring to this agreement and release and executed with the same formalities as this agreement, okay. Keep in mind, executed with the same formalities. The next page is highlighted. This comes from Attorney Richard Grant back on March 24th, 2015. He represented the landowner of the settlement, and he states, there were challenges to it. It resolved itself with a settlement agreement in 2008, which is why there is both a settlement agreement that embodies in and of itself the PUD document that is currently the zoning for the property. 5.A.a Packet Pg. 102 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 99 of 103 So the zoning is actually embodied in the settlement agreement that was entered into in the year 2008. The next thing I'd like to point out -- COMMISSIONER SCHMITT: Can I stop you -- MR. FEE: -- comes from -- COMMISSIONER SCHMITT: -- Mr. Fee? Because I want to know and understand, where we going here with this? MR. FEE: Oh, I wanted to put this on the record in public comment because I have not had the opportunity to do it since the July meeting, and I needed to put this in so that -- I feel there's a procedural matter, and I think it is at the Planning Commission. COMMISSIONER SCHMITT: Well, I don't want to deny you the opportunity to speak. You have the right to speak. But are you asking us of something to do with this? MR. FEE: Yes. Once I got through this, I definitely have something that I would like you to consider, okay? COMMISSIONER SCHMITT: Well, I don't think -- I'm going to turn to the County Attorney. I mean, we're not here to argue issues of zoning on a public comment. And I understand Mr. Fee certainly can come back to the staff and submit something for consideration and for us to either -- vote somehow, but to be throwing this at me right now, I have -- other than -- I'm not going to take the time to read this. I'll sit and listen to you -- MR. FEE: Sure. COMMISSIONER SCHMITT: -- but I am not going to vote on anything. It can come back to us for some type of review after it goes through the staff. But other than -- the only thing I would vote on is for you to add it to a future petition or future agenda. MR. FEE: Thank you. CHAIRMAN FRYER: Mr. Fee, we'll let you make your record, but we're not going to vote on anything today. MR. FEE: So as part of the record on July 6th, you heard this matter, and the staff report says -- this comes from the county staff -- accompanying the PUD amendment but not subject to CCPC action is a proposed amendment to the settlement agreement and release to reflect the increased number of dwelling units and to recognize the applicant will design, permit, construct the parking lot. Additionally, an amendment is proposed to the declaration of covenants. Okay. Turn the page, and in the minutes, which are draft right now on the county website -- I don't even know if they've been approved by you as a body -- but Chairman Fryer, on the July 6th, tells -- the meeting, tells the audience, tells the Planning Commission, thank you, and let me -- let me also add on, technically, the settlement agreement does not pass through us. He goes on to say, so those of you who take issue with the amendment to the settlement agreement will have every opportunity to be heard by the Board itself that has the authority to grant an amendment -- or grant an amendment. And if we decide to make a recommendation on that, we can but, you know, I'm not -- I'm not recommending that at this time, okay. This is the Chairman. You turn the page, and what's important about this issue is, remember, there was a two-year period when this settlement agreement was heard in many meetings in front of the 5.A.a Packet Pg. 103 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 100 of 103 Board, in front of the Planning Commission. And so you go back to the original settlement, and it says it can be amended -- this agreement can be amended in the same exact formalities. So I'm arguing that. We, on July 6th, were told that the settlement agreement doesn't come to us, the Planning Commission. Well, the last three pages of this document I handed in is from February 25th, 2008. It's a report -- it's a summary report from that settlement agreement, and it says, over a period of three months and three separate meetings, the Collier County Planning Commission publicly reviewed a settlement agreement remanded to the CCPC by the Board of County Commission. This agreement was the result of a contested Planned Unit Development known as Cocohatchee PUD. The BCC instructed the CCPC to review the content of the settlement agreement and determine consistency of the settlement agreement with the PUD and the county Land Development Code. Each paragraph of the agreement was reviewed and discussed. In many instances, there were changes suggested to better focus and define the intent of the paragraphs. Those are all outlined in the attached document. My point is, not only were you supposed to hear the settlement and take note, there would be an amended settlement that's going forward, and you haven't -- you haven't discussed it. You haven't given the opportunity. It was attached to the backup. You-all had it, but you did not. Now, this is a very controversial item, at least in my neighborhood. There are thousands that are watching this. And all I'm saying is I believe that it should not have been separated. I would disagree with staff. I'm not an attorney, but I would disagree. I've been to all those meetings from 2000 when this got approved and when the lawsuit was filed. You are an integral part of this. And all I'm saying is, we're not doing this in the exact format that's been done before. And I don't know what you can do or what you should do, but I wanted to put on the record that in the interest of this matter, you need to give the opportunity -- someone needs to give the opportunity to the people, to the county, to the staff, and review what is going to be approved because that's what you guys do. You do zoning. And the other thing I would say -- and you know this -- is with a settlement agreement, it becomes its own zoning. It's a document above the zoning, and even the lawyer for the landowner states that. They're one and -- they're embodied. So anyways, that's my comment. I don't know what you can do, but the people are watching. And the settlement agreement is what we, all of us, worked on back in 2008. This is the third time that it's gone before the county, okay. Third time. And all we're saying is, how do we know if you guys agree with the PUD document and the settlement if you're not even hearing the settlement, okay? And that's it, thank you. CHAIRMAN FRYER: Vice Chairman. COMMISSIONER SCHMITT: Yeah. COMMISSIONER SHEA: Interesting. COMMISSIONER SCHMITT: In regards to the settlement agreement, this was a directive back in 2008, and it was directed by the Board of County Commissioners to come to the Planning Commission. That was not the case in this most recent action that we took. Unless Mr. Fee wants to petition the Board of County Commissioners and the commissioners direct staff to remand it back to us for review, I don't see any -- we don't have any involvement in the settlement agreement. We're not party to the settlement 5.A.a Packet Pg. 104 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 101 of 103 agreement. It was an agreement between the County Commissioners and the property owner. And unless the Board of County Commissioners wants us to review it, only from a matter of zoning, not from a legal sufficiency or otherwise, then that's the Board's direction. Other than that -- Mr. Fee, thank you very much for your comments, but other than that, we take no action unless the Board asks us to review it in some manner that it doesn't comply with the current zoning. Heidi. MS. ASHTON-CICKO: You did -- is this on? You did review the zoning matters of the settlement agreement because the original settlement agreement incorporated the entire PUD document into the settlement agreement. This was just -- we structured this just a little bit different. (Simultaneous crosstalk.) COMMISSIONER SCHMITT: Thank you very much for your point. MS. ASHTON-CICKO: We structured it different. COMMISSIONER SCHMITT: No, I'm not listening to you again. You already had your time. MS. ASHTON-CICKO: We structured it differently so that the PUD kind of sits by itself. COMMISSIONER SCHMITT: But -- so when we have reviewed it, we -- MS. ASHTON-CICKO: You reviewed all the zoning matters related to -- COMMISSIONER SCHMITT: But it -- MS. ASHTON-CICKO: -- the prior PUD. COMMISSIONER SCHMITT: -- included the matters related to the settlement agreement? COMMISSIONER SHEA: The original. MS. ASHTON-CICKO: Correct, correct, because the original settlement agreement had the PUD attached and incorporated therein. So you did review it. COMMISSIONER SHEA: So does that mean we have that same obligation on the amendment? I think that's the point. MS. ASHTON-CICKO: Well, you did. You did review the PUD amendment in its entirety, which was, what, 90 pages, 100 pages. The settlement agreement, you know, included improvements that were supposed to be made to the road, and it was acknowledged that they were completed. You know, it has an agreement in there regarding a parking lot and -- that's going to be conveyed to the county. That was not part -- well, it was actually referenced in the PUD as well, cross-referenced in the PUD to that commitment in the settlement agreement, so -- (Simultaneous crosstalk.) COMMISSIONER SCHMITT: -- settlement agreement included the lot corner and other things. MS. ASHTON-CICKO: Yeah. So what needed to be in the PUD was in the PUD, but you didn't separately vote on the settlement agreement. It was provided as backup in your materials so you were aware of it. COMMISSIONER SCHMITT: Okay. CHAIRMAN FRYER: May I jump in ahead of you, Commissioner Vernon? COMMISSIONER VERNON: Oh, yeah. Go ahead. 5.A.a Packet Pg. 105 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 102 of 103 CHAIRMAN FRYER: And I -- sometimes my memory's flawed. I think -- I think that I'm remembering the matter in question, and the settlement agreement was included in the materials that we had, and I know I reviewed it. COMMISSIONER SHEA: Me, too. CHAIRMAN FRYER: And I'm sure others did as well. I believe a point was raised -- and it might have been by Mr. Fee and someone else -- and please stop me if I'm thinking of the wrong matter. But I believe the issue was whether Mr. Yovanovich had made a promise of some kind or a commitment that they would never come back. COMMISSIONER VERNON: That's it. COMMISSIONER SCHMITT: That's it. COMMISSIONER SHEA: That's what it was. CHAIRMAN FRYER: And here is -- here is -- then I went to say that we're free to make recommendation if we want, but we don't have to make recommendation. COMMISSIONER VERNON: Right. CHAIRMAN FRYER: And, again, I'd have to look back at the transcript, the full transcript, but the reason that I declined -- I thought it was very interesting and should be pursued, and I thought I signaled to Mr. Fee and his colleagues that this is something they should bring up with the Board of County Commissioners. But when you do that, you've got to make your case, and I didn't think sufficient evidence had been put in front of us about what Mr. Yovanovich had or had not said, and that's why I declined to want to weigh in with a recommendation. COMMISSIONER SCHMITT: Has this gone to the Board? CHAIRMAN FRYER: I don't think so. Mr. Bosi? MS. ASHTON-CICKO: Sorry. You go ahead. MR. BOSI: The item's scheduled for the 10/10, Board of County Commissioners. CHAIRMAN FRYER: Okay. COMMISSIONER SCHMITT: I would encourage Mr. Fee, if he has an issue with that, that's where we bring this up. CHAIRMAN FRYER: Absolutely. COMMISSIONER SCHMITT: Thank you, Mr. Fee. COMMISSIONER VERNON: So this may be addressed by the Board in -- next month. MR. BOSI: At the October 10th hearing, this will be, obviously, something Mr. Fee is probably going to raise to the Board of County Commissioners, and they'll provide direction. COMMISSIONER VERNON: Right. So the Board of County Commissioners, if they want us to look at this, they'll tell us. COMMISSIONER SCHMITT: Right, exactly. CHAIRMAN FRYER: Exactly. And we are not shy and retiring about making recommendations in anything that touches planning or zoning in any material way. I take it as my license, if you will, to comment on it and make recommendations, either individually or as part of a vote on, by the Planning Commission. But for the reasons I just mentioned, I did not feel that I had sufficient evidence in front of me to make a recommendation, and I knew that this wasn't going to be the end of the line for Mr. Fee and his colleagues, because it's going to go to the BCC. They can remand; they can decide; they can do what they want. 5.A.a Packet Pg. 106 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) September 22, 2023 Page 103 of 103 Anybody else want to be heard on this? (No response.) CHAIRMAN FRYER: Okay. Thank you. And thank you, Mr. Fee, for your comments. Any other public comment? (No response.) CHAIRMAN FRYER: If not, without objection, we are adjourned. ******* There being no further business for the good of the County, the meeting was adjourned by order of the Chair at 3:08 p.m. COLLIER COUNTY PLANNING COMMISSION _____________________________________ EDWIN FRYER, CHAIRMAN These minutes approved by the Board on ________, as presented _______ or as corrected ________. TRANSCRIPT PREPARED ON BEHALF OF FORT MYERS COURT REPORTING BY TERRI L. LEWIS, RPR, FPR-C, COURT REPORTER AND NOTARY PUBLIC. 5.A.a Packet Pg. 107 Attachment: September 22, 2023 CCPC Meeting Minutes (26871 : 9/22/2023 CCPC Meeting Minutes) 10/19/2023 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.1 Doc ID: 26740 Item Summary: PL202300012389 - (GMPA) - Government Public Services Residential Tourist and Commercial Subdistrict - An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance no. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Government Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Master Plan Element of the Growth Management Plan to limit the uses on the 6.16± acres identified as Parcel 2 by allowing hotel/motel or timeshare or multi-family or commercial uses; by changing the multi-family use on parcel 2 to a maximum of 215 rental units or 35.25 rental dwelling units per acre instead of 16 dwelling units per acre; providing 22.8% [49 units] of the multi - family rental units on parcel 2 will be rented to households whose income qualifies for affordable housing with 24 units at 80% or less the Area Median Income for Collier County and 25 units at 100% or less the Area Median Income for Collier County, all subject to corresponding rent limits; and the remaining 77.2% [166 units] will be rent-restricted at a rent permitted for households whose income is up to 120% of Area Median Income for Collier County. The subject property consists of 20.1± acres and is located on the south side of Golden Gate Parkway approximately ½ mile west of Collier Boulevard in Section 27, Township 48 South, Range 27 East, Collier County, Florida; furthermore, directing transmittal of the adopted amendment to the Florida Department of Commerce; providing for severability and providing for an effective date. (Co mpanion Item PUDA PL20230012392) [Coordinator: Rachel Hansen, Planner III] Meeting Date: 10/19/2023 Prepared by: Title: – Zoning Name: Rachel Hansen 09/21/2023 4:49 PM Submitted by: Title: Zoning Director – Zoning Name: Mike Bosi 09/21/2023 4:49 PM Approved By: Review: Planning Commission Diane Lynch Review item Completed 09/28/2023 4:27 PM Operations & Regulatory Management Donna Guitard Review Item Completed 10/02/2023 3:21 PM Zoning Ray Bellows Review Item Completed 10/03/2023 11:39 AM Zoning James Sabo Review Item Completed 10/04/2023 7:40 AM Zoning Mike Bosi Division Director Completed 10/04/2023 8:31 AM Growth Management Community Development Department James C French GMD Deputy Dept Head Completed 10/10/2023 3:43 PM Planning Commission Ray Bellows Meeting Pending 10/19/2023 9:00 AM 9.A.1 Packet Pg. 108 PL20230012389 1 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: OCTOBER 19, 2023 SUBJECT: PL20230012389 GROWTH MANAGEMENT PLAN AMENDMENT (GMPA); GOVERNMENT PUBLIC SERVICES, RESIDENTAIL TOURIST, AND COMMERCIAL SUBDISTRICT (ADOPTION HEARING) COMPANION TO: PL20230012392 GOLDEN GATE GOLF COURSE RT TRACT PLANNED UNIT DEVELOPMENT AMENDMENT (PUDA) ELEMENTS: GOLDEN GATE AREA MASTER PLAN – GOLDEN GATE CITY SUB- ELEMENT AGENT/APPLICANT: Agents: D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Bonita Spring, FL 34134 Richard D. Yovanovich, Esq Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N, Suite 300 Naples, FL 34103 Owner: R & M Real Estate Company, Inc. 4100 Golden Gate Parkway Naples, FL 34116 Applicant: Styx Holdings Development, LLC 1276 Assembly Street Columbia, SC 29201 GEOGRAPHIC LOCATION: The existing Government Public Services, Residential Tourist, Commercial Subdistrict comprises ±20.1 acres and is located on the south side of Golden Gate Parkway, approximately 0.5 miles west of Collier Boulevard (SR 951), in Section 27, Township 48 South, Range 27 East, Collier County, Florida. The subject site is ±6.16 acres located at 4100 Golden Gate Parkway (outlined in blue on the map on the following page). 9.A.1.a Packet Pg. 109 Attachment: CCPC Staff Report GMPA 9-22-23 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20230012389 2 SUBJECT PROPERTY 9.A.1.a Packet Pg. 110 Attachment: CCPC Staff Report GMPA 9-22-23 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20230012389 3 REQUESTED ACTION: The applicant proposes a small-scale Comprehensive Plan amendment to the Government Public Services, Residential Tourist, Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Area Master Plan to allow 215 multi-family rental dwelling units on Parcel 2 as an alternative to the currently allowable 158 hotel/motel units, 98 timeshare/multi-family dwelling units and 60,000 square feet of commercial uses. The amendment also allows hotel/motel, timeshare, multi-family or commercial instead of allowing all the uses. Of the 215 multi-family dwelling units, 49 units will be income and rent restricted as affordable. The remaining 166 units will be rent restricted at a rent equal to or less than what is permitted for households earning up to and including 120% of the Area Median Income (AMI). A companion petition (PL20230012392) would amend the existing Golden Gate Golf Course Mixed-Use Planned Unit Development (MPUD) to increase the number of multi-family rental dwelling units allowed in the Residential Tourist (RT) Tract. EXISTING CONDITIONS: Subject Property: The ±6.16-acre site is zoned Golden Gate Golf Course MPUD as the Residential Tourist Tract and consists of a single parcel. There is currently a 153-room Quality Inn and Suites (also known as Golden Gate Inn and Golf Club) on the site, which will be redeveloped into the requested multi- family rental units The entire subject property is designated Urban Mixed Use District — Government Public Services, Residential Tourist, Commercial Subdistrict as identified on the Golden Gate City Sub-Element Future Land Use Map (FLUM). Surrounding Lands: North – Future Land Use Designation: Collier Boulevard Commercial Subdistrict. Zoned: Residential Multi-Family-12 (RMF-12) and C-4. Land Use: multi-family residential and commercial center (across Golden Gate Parkway). East – Future Land Use Designation: Urban Residential Subdistrict. Zoned: Residential Tourist (RT). Land Use: multi-family condominiums. South – Future Land Use Designation: Urban Residential Subdistrict. Zoned: Golden Gate Golf Course MPUD. Land Use: golf course. West – Future Land Use Designation: Urban Residential Subdistrict. Zoned: Golden Gate Golf Course MPUD and Residential Single-Family-3 (RSF-3). Land Use: community facilities tract and single family homes. In summary, the existing land uses in the surrounding area are a mix of multi- and single-family residential, commercial, and golf course. The Urban Residential Subdistrict of the Golden Gate City Sub-Element is intended to accommodate a variety of residential including single-family, multi-family, duplex, and mixed use uses such as Planned Unit Developments (PUD). The Collier Boulevard Commercial Subdistrict to the north encourages redevelopment along Collier Boulevard in order to improve the physical appearance of the area. BACKGROUND AND ANALYSIS: The Government Public Services, Residential Tourist, Commercial Subdistrict was established via Ordinance 2022-14 (adopted on April 26, 2022) and was intended to provide a mix of civic, residential, and commercial uses across three parcels. Parcel 1 permits government facility uses and up to 120 beds for group housing; Parcel 2 permits a mix of hotel/motel, residential, and 60,000 square feet of commercial uses; and Parcel 3 permits commercial uses consistent with the C-4, General Commercial Zoning District. The maximum allowable density within Parcel 2 of 9.A.1.a Packet Pg. 111 Attachment: CCPC Staff Report GMPA 9-22-23 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20230012389 4 the existing Subdistrict is 26 dwelling units per acre for hotel/motel uses and 16 dwelling units per acre for muti-family and timeshare uses. The applicant proposes to amend the Subdistrict to increase the allowance of multi-family residential development within Parcel 2 from 98 units to 215 units for a net density of 34.9 dwelling units per acre. To achieve higher density within the existing hotel structures, the applicant has proposed that all units will be efficiency studios between 250 and 450 square feet. Additionally, the proposed amended Subdistrict text limits development to only one of the use scenarios—that is, only one of the permitted uses in Parcel 2 (hotel/motel, multi-family and timeshare, or C-3 commercial) can be developed. Residential density, affordable housing, and compatibility (including appropriateness of the location) for this project are identified by staff as the main areas of concern to address. Density: The proposed amendment will allow up to 215 multifamily rental units, of which 49 units will be restricted as affordable. As mentioned previously, the maximum allowable density within the Parcel 2 is currently 16 dwelling units per acre. The requested density of 34.9 dwelling units per acre is significantly higher than what is allowed within the current designation but impacts to the surrounding area are mitigated in part by the fact that the density will be contained to pre-existing structures (the former hotel). Because this project proposes to amend the existing Subdistrict, it is not limited by its Future Land Use designation and may request 34.9 dwelling units per acre. Affordable Housing: Of the proposed 215 multifamily rental units, the petitioner has committed to restrict 22.8% of the total units as affordable. 24 units will be rented to households whose incomes are less than 80% of the AMI and 25 units will be rented to households whose incomes are less than 100% of the AMI, subject to the corresponding rent limits. The remaining 166 units will not be income restricted, but they will be rent restricted at a rent equal to or less than what is permitted for households earning up to and including 120% AMI. There is a well-demonstrated need in Collier County for additional housing within all affordable housing income levels and of all unit types. While the cost per square foot of these efficiency units may be higher that similarly income-restricted units of a larger size, there is a documented need for smaller housing units to serve 1-2 person households. A 2021 affordable housing study commissioned by the City of Naples Community Redevelopment Agency (CRA) noted that 60% of renter-occupied units in Collier County consist of households of 1-2 persons, while there are only 299 studio units within 10 miles of the Naples CRA (largely representative of the urbanized area of Collier County). The study is included in the backup materials of this petition. Compatibility: FLUE Policy 5.6 requires new land uses to be compatible with, and complementary to, surrounding land uses. In reviewing the appropriateness of the requested uses and intensity on the subject site, a compatibility analysis might include a review of allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location, and orientation, architectural features, amount and type of open space, and location. The area surrounding the existing subdistrict, located at the intersection of two major roadways, is largely urban in character, with a mix of single-family development, multi-family development, and commercial uses ranging from C-3 to C-4. Planning principals support locating higher intensity development closer to major roadways, with use intensities transitioning lower into single-family residential neighborhoods. Best practices also support the adaptive reuse of existing structures; in this case the 50+-year-old hotel will be redeveloped in a way that is compatible with the surrounding residential developments. 9.A.1.a Packet Pg. 112 Attachment: CCPC Staff Report GMPA 9-22-23 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20230012389 5 Compatibility can be more specifically addressed within the companion zoning petition, but staff finds that the requested multi-family use will be compatible with the surrounding area (at the level at which GMP amendments are reviewed for compatibility) and, in accordance with best practices, that this is an appropriate location to provide for higher density residential. Needs Analysis: The applicant initially provided a summary of market rate rents, the countywide Urban Land Institute 2017 housing study, and the 2021-2025 Consolidated Plan (prepared by Collier County Community and Human Services Division) as data and analysis for the proposed amendment. In response to staff’s request for site-specific data, as statutorily required, the applicant provided additional narrative justification which included recent rental data and references from the 2021 City of Naples Affordable Housing Study. Based on the data and analysis provided, staff agrees with the applicant that there is a reasonably demonstrated need for the proposed project. CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES: Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. 9.A.1.a Packet Pg. 113 Attachment: CCPC Staff Report GMPA 9-22-23 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20230012389 6 Section 163.3177(6)(a)2., Florida Statutes: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8., Florida Statutes: (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. The petitioner must provide appropriate and relevant data and analysis to address the statutory requirements for a Plan Amendment. For this petition, the Urban Land Institute 2017 housing study and the 2021-2025 Consolidated Plan (prepared by Collier County Community and Human Services Division) were provided by the applicant. Section 163.3187, Florida Statutes: Process for adoption of small scale comprehensive plan amendment. (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises 6.1± acres.] 9.A.1.a Packet Pg. 114 Attachment: CCPC Staff Report GMPA 9-22-23 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20230012389 7 (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small-scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small- scale future land use map amendment shall be permissible under this section. [This amendment does include a text-only change to the Growth Management Plan (Golden Gate City Sub-Element of the Golden Gate Area Master Plan). However, this text amendment is to the Government Public Services, Residential Tourist, Commercial Subdistrict, itself created via a small-scale amendment (map and text amendments, petition PL20210001610) that was adopted April 26, 2022. This petition qualifies for a small-scale amendment based on how similar petitions for subsequent amendments have been previously processed and accepted by the Florida Department of Economic Opportunity, now Department of Commerce.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. [This amendment preserves the internal consistency of the plan and is not a correction, update, or modification of current costs which were set out as part of the comprehensive plan.] NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: The applicant conducted a NIM on August 31, 2023 at the Golden Gate Community Center Meeting Room B, 4701 Golden Gate Parkway. The meeting commenced at approximately 5:30 p.m. and ended around 6:25 p.m. The agent explained the request and provided a brief history and overview of the project and the review process. The petitioner also presented information about the how proposed efficiency apartments will replace the existing four-story hotel, including plans to convert the clubhouse building to an amenity center and additional apartment units. He also shared information about the proposed rental rates ranging from $1,400 to $2,000 per month and how that fits into the local housing market. Examples of similar hotel to apartment conversion projects in Florida and South Carolina were provided. Attendees expressed support for the concept. Questions were raised regarding traffic impacts, transit ridership, and traffic signalization. Attendees expressed concern that the units would be overcrowded with more than two people per bedroom and that it would be difficult to enforce fair housing restrictions if tenants are not honest. The NIM summary and affidavit are included in the CCPC backup materials. FINDINGS AND CONCLUSIONS: • The petition proposes an amendment to the Government Public Services, Residential Tourist, Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Area Master Plan to allow 215 multi-family rental dwelling units on Parcel 2. • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. • There are no transportation or public utility-related concerns as a result of this petition. • There are no concerns about impacts on other public infrastructure. 9.A.1.a Packet Pg. 115 Attachment: CCPC Staff Report GMPA 9-22-23 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20230012389 8 • There is a demonstrated need for the proposed use. • The site’s use will create minimal impact on the surrounding area. Environmental Findings: Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. LEGAL REVIEW: The County Attorney’s office reviewed the staff report on September 22, 2023. STAFF RECOMMENDATION: Staff recommends the Collier County Planning Commission forward petition PL20230012389 Government Public Services, Residential Tourist, Commercial Subdistrict GMPA to the Board of County Commissioners with a recommendation to approve and adopt and transmit to the Florida Department of Commerce and other statutorily required agencies. NOTE: This petition has been tentatively scheduled for the November 14, 2023 BCC meeting. 9.A.1.a Packet Pg. 116 Attachment: CCPC Staff Report GMPA 9-22-23 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial [23-CMP-01179/1818287/1]59 1 of 3 Govt PSRT - SSGMPA PL202300012389 9/27/23 ORDINANCE NO. 2023-___ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE GOVERNMENT SERVICES, RESIDENTIAL TOURIST AND COMMERCIAL SUBDISTRICT OF THE GOLDEN GATE CITY SUB- ELEMENT OF THE GOLDEN GATE MASTER PLAN ELEMENT OF THE GROWTH MANAGEMENT PLAN TO LIMIT THE USES ON THE 6.16± ACRES IDENTIFIED AS PARCEL 2 BY ALLOWING HOTEL/MOTEL OR TIMESHARE OR MULTI-FAMILY OR COMMERCIAL USES; BY CHANGING THE MULTI-FAMILY USE ON PARCEL 2 TO A MAXIMUM OF 215 RENTAL UNITS; PROVIDING 22.8% [49 UNITS] OF THE MULTI-FAMILY RENTAL UNITS ON PARCEL 2 WILL BE RENTED TO HOUSEHOLDS WHOSE INCOME QUALIFIES FOR AFFORDABLE HOUSING WITH 24 UNITS AT 80% OR LESS THE AREA MEDIAN INCOME FOR COLLIER COUNTY AND 25 UNITS AT 100% OR LESS THE AREA MEDIAN INCOME FOR COLLIER COUNTY, ALL SUBJECT TO CORRESPONDING RENT LIMITS; AND THE REMAINING 77.2% [166 UNITS] WILL BE RENT-RESTRICTED AT A RENT PERMITTED FOR HOUSEHOLDS WHOSE INCOME IS UP TO 120% OF AREA MEDIAN INCOME FOR COLLIER COUNTY. THE SUBJECT PROPERTY CONSISTS OF 20.1± ACRES AND IS LOCATED ON THE SOUTH SIDE OF GOLDEN GATE PARKWAY APPROXIMATELY ½ MILE WEST OF COLLIER BOULEVARD IN SECTION 27, TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL202300012389] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and 9.A.1.b Packet Pg. 117 Attachment: Attachment 1 - Ordinance 092723 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial [23-CMP-01179/1818287/1]59 2 of 3 Govt PSRT - SSGMPA PL202300012389 9/27/23 WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, D. Wayne Arnold, AICP, of Q. Grady Minor & Associates, P.A. and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A. representing Petitioner Styx Holdings Development, LLC requested an amendment to the Government Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate City Master Plan Element; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small-Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and WHEREAS, the Collier County Planning Commission (CCPC) on _____________ considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Government Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Master Plan Element of the Growth Management Plan on ____________________; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small-scale amendment to the Government Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element of the Golden Gate Master Plan Element in accordance with Section 163.3184, Florida Statutes. The text is attached hereto as Exhibit “A” and incorporated herein by reference. 9.A.1.b Packet Pg. 118 Attachment: Attachment 1 - Ordinance 092723 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial [23-CMP-01179/1818287/1]59 3 of 3 Govt PSRT - SSGMPA PL202300012389 9/27/23 SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after Board adoption. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this _______ day of __________________, 2023. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: __________________________ By: ________________________________ Deputy Clerk Rick LoCastro, Chairman Approved as to form and legality: ________________________________ Heidi Ashton-Cicko, Managing Assistant County Attorney Attachment: Exhibit A – Proposed Text Amendment 9.A.1.b Packet Pg. 119 Attachment: Attachment 1 - Ordinance 092723 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Exhibit A PL20230012389 Page 1 of 2 Words underlined are added; words struck-through are deleted. 9/19/2023 EXHIBIT A GOLDEN GATE CITY SUB-ELEMENT – GOLDEN GATE AREA MASTER PLAN *** *** *** *** *** *** *** *** *** *** *** *** *** Policy 1.1.4: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. URBAN – MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. High Density Residential Subdistrict 3. Downtown Center Commercial Subdistrict 4. Government Public Services, Residential Tourist and Commercial Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 4. Government Public Services, Residential Tourist and Commercial Subdistrict This Subdistrict is 20.1± acres in size and is located on the south side of Golden Gate Parkway approximately 1/2 mile west of Collier Boulevard. The Government Public Services, Residential Tourist and Commercial Subdistrict is comprised of three parcels. Parcel 1 is intended to provide a variety of government, civic and institutional land uses. Parcel 2 is intended to provide for development of residential tourist uses consistent with the permitted and accessory uses allowed in the RT, Residential Tourist Zoning District and commercial uses consistent with the C-3 Commercial Intermediate Zoning District. Parcel 3 is intended to provide commercial uses consistent with the permitted and accessory uses allowed in the C-4, General Commercial Zoning District. Development within the Subdistrict shall be subject to the following: a. The subdistrict shall be rezoned to a Planned Unit Development (PUD). b. The rezone Ordinance must include development standards and buffers to insure compatibility with surrounding properties. c. Allowable governmental services shall include general governmental offices including those associated with planning, tax collection, property appraiser, supervisor of elections, building review and similar administrative uses as well as libraries, community centers, parks and recreational uses, group housing, museums, and other public uses as identified in the required PUD Zoning Ordinance. Allowable Residential Tourist uses shall include hotel/motel, multi-family rental dwelling units and timeshare uses. 9.A.1.b Packet Pg. 120 Attachment: Attachment 1 - Ordinance 092723 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Exhibit A PL20230012389 Page 2 of 2 Words underlined are added; words struck-through are deleted. 9/19/2023 d. Parcel 1 development is limited to a maximum intensity of 75,000 square feet of governmental facility uses and up to 120 beds for group housing uses, not to exceed an FAR of 0.6 for group housing uses. Parcel 2 development is limited to a maximum of 26 du/ac 158 for Hotel/Motel units uses and or 16 du/ac for 98 timeshare uses units and or 215 multi-family rental dwelling units and timeshare uses, or 60,000 square feet of commercial uses consistent with the C-3, Commercial Intermediate Zoning District. If Parcel 2 is developed with more than 98 multi-family rental dwelling units, the following shall apply: 1. An income restriction will be placed on 22.8% of the total Parcel 2 dwelling units as follows: (1) Twenty-four (24) units will be rented to households whose incomes are at 80% or lower of the Area Medium Income (AMI) for Collier County and (2) Twenty-five (25) units will be rented to households whose incomes are 100% or lower of the AMI for Collier County; all forty-nine (49) units are subject to the corresponding rent limits. These income restrictions will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Rent limits may be adjusted annually based on the rent limit table published by the Florida Housing Finance Corporation or the U.S. Department of Housing and Urban Development. 2. There will be no income restrictions on the remaining units on Parcel 2. However, the remaining units will be rent restricted at a rent equal to or less than rents permitted for households whose incomes are up to and including 120% of the AMI for Collier County. These rent restrictions will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Rent limits may be adjusted annually based on the rent limit table published by the Florida Housing Finance Corporation or the U.S. Department of Housing and Urban Development. 3. As part of the annual PUD monitoring report, the developer will include an annual report that provides the progress and monitoring of occupancy of the income restricted units. For rent restricted units, rent rolls and rental data will be provided in a format approved by Collier County Community and Human Services Division. Developer agrees to annual on- site monitoring by the County. Parcel 3 development is limited to a maximum intensity of 15,000 square feet of commercial uses consistent with the C-4, General Commercial Zoning District. 9.A.1.b Packet Pg. 121 Attachment: Attachment 1 - Ordinance 092723 (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com July 31, 2023 Mr. James Sabo Collier County Growth Management Department Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 RE: Government Public Services Residential Tourist and Commercial Subdistrict (PL20230012389) – Submittal 1 Dear Mr. James Sabo: Enclosed, please find the application for a proposed small-scale comprehensive plan amendment for property located at 4100 Golden Gate Parkway. The GMPA proposes to modify the Government Public Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element to increase the number of multi-family rental dwelling units allowed on the Residential Tourist Tract, Parcel 2, of the Subdistrict from 98 to 215 with a commitment for income restricted housing. This is a companion application to the Golden Gate Golf Course MPUD - RT Tract (PL20230012392) application. The amendments will increase the allowable number of dwelling units on the parcel currently developed with the Golden Gate Inn. The intent is to repurpose the existing hotel into 215 efficiency rental units with rent restrictions requiring incomes up to the 120% AMI threshold. We have completed the expedited review forms and anticipate holding the required NIM late in August. Documents filed with submittal 1 include the following: 1. Cover letter 2. Certificate of Affordable Housing Expedited Review 3. Application 4. Professional Consultants 5. Exhibit A Legal Description 6. Exhibit B Amended Text 7. Land Use 9.A.1.c Packet Pg. 122 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Mr. James Sabo RE: Government Public Services Residential Tourist and Commercial Subdistrict (PL20230012389), Submittal 1 July 31, 2023 Page 2 of 2 8. Future Land Use Designation 9. Exhibit C Proposed Subdistrict Map 10. Growth Management 11. Growth Management Data and Analysis 12. Public Facilities 13. Traffic Impact Statement 14. Wellfield Location Map 15. Deed 16. Affidavit of Authorization 17. Addressing Checklist 18. Preapplication Notes 19. Ordinance 2022-14 Please feel free to contact me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: Styx Holdings Development, LLC Richard D. Yovanovich, Esq. GradyMinor File (GGGCRT-23) 9.A.1.c Packet Pg. 123 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 124 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 125 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 126 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 127 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 128 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 129 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 130 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 131 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 132 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 133 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 134 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 135 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and July 21, 2023 Page 1 of 2 Professional Consultants.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com Government Public Services, Residential Tourist and Commercial Subdistrict (PL20230012389) Professional Consultants Planning/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 warnold@gradyminor.com Richard D. Yovanovich, Esq Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 239.435.3535 ryovanovich@cyklawfirm.com Transportation: James M. Banks, P.E., President JMB Transportation Engineering, Inc. 4711 7th Avenue SW Naples, FL 34119 239.919.2767 jmbswte@msn.com 9.A.1.c Packet Pg. 136 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and APPENDIX 9.A.1.c Packet Pg. 137 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and D. Wayne Arnold, AICP Principal, Director of Planning Q. Grady Minor & Associates, P.A. Civil Engineers Surveyors Land Planners Landscape Architects Education Master of Urban Planning, University of Kansas, Lawrence Bachelor of Science, Urban and Regional Planning/Geography, Missouri State University Professional Registrations/ Affiliations American Institute of Certified Planners (AICP) American Planning Association (APA) Leadership Collier, Class of 2000 Bonita Springs Chamber of Commerce Government Affairs Committee Collier County Jr. Deputy League, Inc., Board of Directors President City of Naples Planning Advisory Board 2010-2014 Mr. Arnold is a Principal and co-owner of the firm and serves as the Secretary/Treasurer and Director of Planning. As Director of Planning, Mr. Arnold is responsible for and oversees services related to plan amendments, property re-zonings, expert witness testimony, ROW Acquisition, public participation facilitation, and project management. Mr. Arnold previously served as the Planning Services Director at Collier County, where he oversaw the County’s zoning, comprehensive planning, engineering, platting and Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has prior Florida planning experience with Palm Beach County Government and the South Florida Water Management District. Mr. Arnold has been accepted as an expert in land planning matters in local and state proceedings. RELEVANT PROJECTS Collier County Growth Management Plan Immokalee Airport Master Plan Collier County Land Development Code Logan Boulevard Right-of-Way Acquisition Planning Analysis U.S. 41 Right-of-Way Expansion Planning Analysis Copeland Zoning Overlay Collier County Government Center Development of Regional Impact (DRI) Pine Ridge/Goodlette Road Commercial Infill District Henderson Creek Planned Development/Growth Management Plan Amendment Mercato Mixed Use Planned Development Diamond Oaks Village Imperial Landing MPD Lely Area Stormwater Improvement Project ROW Analysis Dean Street MPD Bonita Exchange MPD Collier County Public Schools Transportation Ancillary Plant 9.A.1.c Packet Pg. 138 Richard D. Yovanovich Experience/History: Rich Yovanovich is one of the firm’s shareholders. He was an Assistant County Attorney for Collier County from 1990-1994. As an Assistant County Attorney, he focused on land development and construction matters. Mr. Yovanovich has an extraordinary amount of experience in real estate zoning, construction and land-use, including projects ranging from residential and commercial projects to large developments of regional impact. Professional Activities/Associations: The Florida Bar Collier County Bar Association Awards & Recognition Naples Illustrated’s 2020 list of Top Lawyers Recognized in 2010-2018 editions of The Best Lawyers in American for Real Estate Law AV Preeminent Peer Rating by Martindale Hubble Civic/Charitable Activities/Associations Member, Furman University Trustees Council, 2007 – Director, Leadership Collier Foundation 2009 – Member, Board of Directors, Holocaust Museum of Southwest Florida 2007 – Member, Leadership Collier, Class of 2000 Member, Board of Directors, Collier Building Industry Association (Director 2004-2008, Vice President 2006-2007) Member, Board of Directors, Immokalee Friendship House (2003-2007) Elder, Vanderbilt Presbyterian Church Education: University of South Carolina: J.D. 1987 and M. Ed., 1986 Furman University: B.A., cum laude, 1983 Bar & Court Admissions: Florida, 1988 U.S. District Court, Middle District of Florida U.S. Court of Appeals, Eleventh Circuit 9.A.1.c Packet Pg. 139 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and JMB Transportation Engineering, Inc. Key Personnel - James M. Banks, P.E., President JAMES M. BANKS, P.E., PRESIDENT Certifications & Positions Bachelor of Science Degree in Civil Engineering - University of Kentucky, 1986 Professional Engineer - State of Florida – Reg. No. 43860, 1991 to Present JMB Transportation Engineering, Inc., President/Owner – 2007 to Present Q & E Overview Mr. Banks has been actively involved in the fields of traffic/transportation engineering and planning since 1987. During the past 30 years, he has developed a comprehensive knowledge within these disciplines and is regarded as an expert within his profession. Mr. Banks has represented a wide range of clientele in both the public and private sectors. Public sector clients include airport authorities & FAA, local and state municipalities, county commissions, public school boards, city councils, planning boards, and city/county attorneys. Private sector clients have been land planners, land use attorneys, right-of-way acquisition attorneys, engineers, surveyors, architects and developers. Corridor Planning Mr. Banks has conducted a significant number of roadway corridor studies for both the public and private sectors. His work efforts included developing a comprehensive and strategic corridor improvement plan to meet the long term transportation objectives for the area. By forecasting area- wide long range traffic demands, Mr. Banks developed transportation needs plans in order to ensure adequate roadway capacity. Example projects are Alico Road Six-Laning, Lee Boulevard Improvements, Southwest International Airport’s Transportation Needs Plan, Bonita Beach Road Access Management Plan, and Fort Myers Beach - Time Square Traffic Circulation Study. Transportation Design Mr. Banks has been engineer of record on numerous transportation design projects; such as, complex intersection design, signalization, street lighting, maintenance of traffic plans, signing and pavement marking plans, vehicular accident analysis, major roadway improvement design, traffic calming plans, railroad crossing design, and access management plans. Projects include Colonial Boulevard Improvements, Immokalee Road Widening Project, Lee Boulevard Six-Laning, Bonita Beach Road and Alico Road Widening. Traffic Impact Statements & Site Access Studies Mr. Banks has prepared countless Traffic Impact Statements & Site Access Studies for privately funded, publicly funded and public utilities projects. Types of projects that he has worked on include 9.A.1.c Packet Pg. 140 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and JMB Transportation Engineering, Inc. Key Personnel - James M. Banks, P.E., President all size of commercial/medical/airport projects and every possible type and size residential and mixed-use developments, including projects that were deemed Developments of Regional Impact (DRI's). Governmental agencies have used reports that were prepared by Mr. Banks as "guidelines" that have been distributed to other professionals for their consideration when producing their work products. Mr. Banks has a earned reputation with the private sector of having the skills necessary to navigate through the permitting process with ease . Expert Witness Mr. Banks has provided expert witness testimony at numerous court proceedings and public hearings regarding traffic/transportation related matters. He has testified in various forums; such as, county commission meetings, hearing examiner reviews, courts of law, public workshops, port authority meetings, and peer review functions. Types of issues that Mr. Banks provided testimony for were right-of-way acquisition cases; zoning and land use amendments, land development projects, corridor studies, roadway improvement projects, transportation improvement projects, and airport construction projects. Selected Project Experience Colonial Boulevard Improvements for Lee County DOT -Engineer of Record/Project Manager for the preparation of at-grade and interchange signalization plans, signing & pavement markings plans, street lighting and complex maintenance of traffic plans. Also, provided right-of-way acquisition services to the Lee County Attorney's office. SWFIA Expansion/Treeline Avenue Extension for FAA & Lee County Government - Engineer of Record for the Transportation Demand/Needs Study that was used as the basis for the ultimate design and construction. Prepared signalization plans and intersection geometry plans for complex intersections. Immokalee Road Improvements for Collier County DOT - Engineer of Record/Project Manager for the preparation of signalization, signing & pavement markings, street lighting plans. Alico Road Six Laning - Engineer of Record for the Corridor Study that was used as the basis for the ultimate design and construction. Prepared signalization plans, maintenance of traffic plans, railroad crossing, provided peer review/QC for road design plans. Lee Boulevard - Engineer of Record for the Corridor Study & Access Management Plan that was used as the basis for the ultimate design and construction. Prepared signalization plans, maintenance of traffic plans, and provided peer review/QC. State Road 80 - FDOT - Design Engineer for the widening and drainage improvements of S.R. 80 from I-75 to Buckingham Road, in Lee County. 9.A.1.c Packet Pg. 141 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and July 24, 2023 Page 1 of 1 Exhibit A Legal Description.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com Government Public Services, Residential Tourist and Commercial Subdistrict (PL20230012389) Exhibit A Legal Description BLOCK 1, GOLDEN GATE, UNIT 1, AS RECORDED IN PLAT BOOK 5, PAGES 60 THRU 64, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; LESS THAT PORTION DESCRIBED IN OFFICIAL RECORDS BOOK 812, PAGE 1326, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. AND LESS THAT PORTION DESCRIBED IN OFFICIAL RECORDS BOOK 779, PAGE 348, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. TOGETHER WITH THAT PORTION OF TRACT "A", GOLDEN GATE, UNIT 1, AS RECORDED IN PLAT BOOK 5, PAGES 60 THRU 64, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF BLOCK 1, GOLDEN GATE, UNIT 1, PLAT BOOK 5, PAGES 60 THRU 64, RUN SOUTH 00 DEG 31'32" EAST ALONG THE WEST SIDE OF BLOCK 1 FOR 460.24 FEET, THENCE ALONG A CURVE TO THE LEFT FOR 78.16 FEET, THEN NORTH 89 DEG 3020" EAST FOR 149.52 FEET TO THE POINT OF BEGINNING: THENCE NORTH 89 DEG 30'20" EAST FOR 142.25 FEET, THENCE SOUTH 00 DEG 29'40" EAST FOR 116.67 FEET, THENCE SOUTH 89 DEG 53'11" WEST FOR 72.43 FEET, THENCE NORTH 86 DEG 58'47" WEST FOR 69.02 FEET, THENCE NORTH 02 DEG03'40" EAST FOR 48.97 FEET, THENCE NORTH 14 DEG13'43" WEST FOR 17.31 FEET, THENCE NORTH 00 DEG 29'40" WEST FOR 46.23 FEET TO POINT OF BEGINNING. CONTAINING 6.1 ACRES, MORE OR LESS 9.A.1.c Packet Pg. 142 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and ZONED: RT USE: RESIDENTIAL SUBJECT PROPERTY (PARCEL 2) - 6.1± ACRES EXISTING ZONING: GOLDEN GATE GOLF COURSE MPUD (GGGC MPUD) EXISTING FLUE: GOVERNMENT PUBLIC SERVICES, RESIDENTIAL TOURIST AND COMMERCIAL SUBDISTRICT EXISTING USE: HOTEL ADJACENT PROPERTY PROPERTY ZONING LAND USE NORTH GGGC MPUD, RMF-6-GGPOD, RMF-12, RT AND C-4 OFFICE, ROW, RESIDENTIAL AND COMMERCIAL EAST RT AND GGGC MPUD RESIDENTIAL AND VACANT SOUTH GGGC MPUD GOLF COURSE WEST GGGC MPUD GOLF COURSE ZONED: GGGC MPUD USE: GOLF COURSE GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 0 300'150'SCALE: 1" = 300' WHEN PLOTTED @ 8.5" X 11" 300 FOOT RADIUS GOLDEN GATE PARKWAY ZONED: GGGC MPUD USE: TENNIS COURTS AND GOLF COURSE COLLIER BLVDZONED: GGGC MPUD, RMF-6-GGPOD, RMF-12 AND C-4 USE: OFFICE, GOLDEN GATE PKWY, RESIDENTIAL AND COMMERCIAL SUBJECT PROPERTY ZONED: GOLDEN GATE GOLF COURSE MPUD USE: GOLF COURSE ZONED: GGGC MPUD USE: VACANT 9.A.1.c Packet Pg. 143 2 - 9.A.1.c Packet Pg. 144 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Collier BLVD44th ST SW23rd PL SW Golden Gate PKWY 23rd AVE SW 2 7th C T SW Mystic ALY 44th TER SW41st ST SW42nd TER SW28th A V E SW 41st TER SW43rd ST SW42nd ST SW23rd AVE SW 42nd ST SWGovernment Public Services, Residential Tourist and Commercial Subdistrict Exhibit C - Proposed Subdistrict Map . 570 0 570285 Feet LEGEND Government Public Services, Residential Tourist and Commercial Subdistrict PARCEL 1 PARCEL 2 PARCEL 3 9.A.1.c Packet Pg. 145 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Government Public Services, Residential Tourist and Commercial Subdistrict (PL20230012389) Growth Management September 1, 2023 Page 1 of 3 Growth Management-r1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com The small-scale plan amendment to the Government Public Services, Residential Tourist and Commercial Subdistrict is being filed to increase the allowable multi-family dwelling units on the 6.1+/- acre Parcel 2 of the subdistrict from 98 to 215 dwelling units. A commitment for a portion of these units to be income restricted has been included in the revised subdistrict text. The Collier County Growth Management Plan contains policies which staff have requested the applicant to address which are addressed below. Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended) The proposal amendment would permit the conversion of the existing hotel on the subject property to 215 multi-family rental apartments, of which a percentage will be income restricted. The conversion will be compatible and complementary to the surrounding land uses. The subject property, while developed with the hotel also permits multi-family residential development. Although the density is being increased to accommodate the 215 dwelling units, the surrounding land uses which include predominantly County-owned property will not be impacted as the units will be located in already constructed buildings on the property. The proposed rental apartments will address a void in the rental market in Collier County by offering some income restricted units, as well as a commitment to provide all units at rent levels consistent with those available for persons earning 120% or less of the Area Median Income. Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. The site is included within the same Subdistrict of the Golden Gate City Master Plan and MPUD. The subject property has direct access to an arterial roadway and will continue to maintain this 9.A.1.c Packet Pg. 146 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and September 1, 2023 Page 2 of 3 Growth Management-r1.docx connection. The project provides for interconnection to properties located to the east and west of the subject property. The applicant is working with Collier County staff to address the potential for a secondary access through the subject property to the proposed State Veteran’s home which is proposed to be located immediately to the south of the subject property on what is now designated for golf course development. The project will have pedestrian access to Golden Gate Parkway and the residents will also be within 500’ of two CAT bus stops. The project will provide varying price points to address housing affordability, which commitments have been included in the small-scale amendment, as well as the companion PUD amendment. Under Chapter 163 F.S., local governments are authorized to adopt and amend their comprehensive plans. Staff has requested that the applicant address three sections from Chapter 163. Chapter 163.3167 Scope of act.— (9) Each local government shall address in its comprehensive plan, as enumerated in this chapter, the water supply sources necessary to meet and achieve the existing and projected water use demand for the established planning period, considering the applicable plan developed pursuant to s. 373.709. The property currently has potable water and sewer service provided by the Collier County Water Sewer District. No capacity issues exist or are anticipated in the service area. Chapter 163.3177 (6) (a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. The proposed small-scale amendment to Parcel 2 of the subdistrict will increase the allowable number of dwelling units from 98 to 215. The intent of the applicant is to repurpose the existing 158 room hotel to create up to 215 efficiency rental dwelling units on the property. The applicant has included in the companion MPUD rezoning amendment a commitment for income restrictions on a portion of the proposed rental units as described below: 9.A.1.c Packet Pg. 147 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and September 1, 2023 Page 3 of 3 Growth Management-r1.docx B. If the Residential Tourist Tract is developed with more than 98 multi-family rental dwelling units, the following shall apply: 1. An income restriction will be placed on 22.6% of the total RT tract dwelling units as follows: (1) Twenty-three (23) units will be rented to households whose incomes are at 80% or lower of the Area Median Income (AMI) for Collier County and (2) Twenty- four (24) units will be rented to households whose incomes are 100% or lower of the Area Median Income (AMI) for Collier County. These income restrictions will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Rent limits maybe adjusted annually based on the rent limit table published by the Florida Housing Finance Corporation or the U.S. Department of Housing and Urban Development. 2. There will be no income restrictions on the remaining units on the RT tract. However, the remaining units will be rent restricted at a rent equal to or less than rents permitted for households whose incomes are up to and including 120% of the Area Median Income (AMI) for Collier County. These rent restrictions will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Rent limits maybe adjusted annually based on the rent limit table published by the Florida Housing Finance Corporation or the U.S. Department of Housing and Urban Development. The need for workforce housing in Collier County has been well documented. The Urban Land Institute (ULI) and Collier County have studied the market demand for additional workforce housing in Collier County. The existing 50+ year old hotel structure is in need of rehabilitation and the applicant has an opportunity to rehabilitate the building and grounds while providing workforce rental housing. The site has been developed with parking, hotel building and former golf clubhouse, which provides for an easy transition to another use. The property is well located for workforce housing in that there is public transportation available within 500 feet of the property, and it is within the Golden Gate City Economic Development Zone which is an incentive-based program for enhancing business opportunities within the nearby area. The property already allows for residential dwelling units and has previously been deemed to be compatible with surrounding uses. All of the proposed residential dwelling units will be located in the repurposed hotel structure; therefore, there will be no impact to adjacent properties. The amendment will result in urban redevelopment and does not constitute urban sprawl. Urban services are already present at the property, and the proposed increase in dwelling units has no negative impact on surrounding local roadways. 9.A.1.c Packet Pg. 148 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Government Public Services, Residential Tourist and Commercial Subdistrict (PL20230012389) Growth Management Data and Analysis July 27, 2023 Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com Summary of Market Rates: 9.A.1.c Packet Pg. 149 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 150 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 151 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 152 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 153 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 154 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 155 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 156 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 157 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 158 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 159 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 160 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 161 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 162 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 163 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 164 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 165 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 166 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 167 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 168 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 169 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 170 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 171 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 172 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 173 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 174 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 175 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 176 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 177 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 178 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 179 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 180 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 181 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 182 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 183 Attachment: Attachment 2 - 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Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 191 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 192 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 193 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 194 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 195 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 196 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 197 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 198 9.A.1.c Packet Pg. 199 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and CONSOLIDATED PLAN 2021-2025 Prepared By: Blulynx Solutions 9.A.1.c Packet Pg. 200 Consolidated Plan COLLIER COUNTY 1 OMB Control No: 2506-0117 (exp. 09/30/2021) Table of Contents Executive Summary ....................................................................................................................................... 4 ES-05 Executive Summary - 24 CFR 91.200(c), 91.220(b) ......................................................................... 4 The Process ................................................................................................................................................. 15 PR-05 Lead & Responsible Agencies 24 CFR 91.200(b) ........................................................................... 15 PR-10 Consultation – 91.100, 91.110, 91.200(b), 91.300(b), 91.215(I) and 91.315(I) ............................ 17 PR-15 Citizen Participation – 91.105, 91.115, 91.200(c) and 91.300(c) ................................................. 33 Needs Assessment ...................................................................................................................................... 42 NA-05 Overview ...................................................................................................................................... 42 NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c) .................................................................... 42 NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2) ........................................ 54 NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2) ............................ 59 NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2) .................................. 64 NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2) ..................................................... 66 NA-35 Public Housing – 91.205(b) .......................................................................................................... 69 NA-40 Homeless Needs Assessment – 91.205(c)Introduction: .............................................................. 75 A variety of housing and shelter models are available within the community including emergency shelter (ES), transitional housing (TH), permanent supportive housing (PSH), rapid re-housing (RRH).: ................................................................................................................................................................ 75 NA-45 Non-Homeless Special Needs Assessment - 91.205 (b, d) ........................................................... 78 NA-50 Non-Housing Community Development Needs – 91.215 (f) ....................................................... 80 Housing Market Analysis ............................................................................................................................. 82 MA-05 Overview ..................................................................................................................................... 82 MA-10 Number of Housing Units – 91.210(a)&(b)(2) ............................................................................. 82 MA-15 Housing Market Analysis: Cost of Housing - 91.210(a) ............................................................... 85 MA-20 Housing Market Analysis: Condition of Housing – 91.210(a)...................................................... 88 9.A.1.c Packet Pg. 201 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 2 OMB Control No: 2506-0117 (exp. 09/30/2021) MA-25 Public and Assisted Housing – 91.210(b) .................................................................................... 92 MA-30 Homeless Facilities and Services – 91.210(c) .............................................................................. 95 MA-35 Special Needs Facilities and Services – 91.210(d) ....................................................................... 97 MA-40 Barriers to Affordable Housing – 91.210(e) .............................................................................. 100 MA-45 Non-Housing Community Development Assets – 91.215 (f) .................................................... 102 MA-50 Needs and Market Analysis Discussion ..................................................................................... 108 MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households - 91.210(a)(4), 91.310(a)(2) ..................................................................................................................... 113 MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3) ......................................................................... 115 Strategic Plan ............................................................................................................................................ 116 SP-05 Overview ..................................................................................................................................... 116 SP-10 Geographic Priorities – 91.215 (a)(1) .......................................................................................... 119 SP-25 Priority Needs - 91.215(a)(2)....................................................................................................... 122 SP-30 Influence of Market Conditions – 91.215 (b) .............................................................................. 130 SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2) ................................................................. 131 SP-40 Institutional Delivery Structure – 91.215(k) ............................................................................... 135 SP-45 Goals Summary – 91.215(a)(4) ................................................................................................... 141 SP-50 Public Housing Accessibility and Involvement – 91.215(c) ......................................................... 145 SP-55 Barriers to affordable housing – 91.215(h) ................................................................................. 145 SP-60 Homelessness Strategy – 91.215(d) ............................................................................................ 146 SP-65 Lead based paint Hazards – 91.215(i)y ....................................................................................... 148 SP-70 Anti-Poverty Strategy – 91.215(j) ............................................................................................... 149 SP-80 Monitoring – 91.230 ................................................................................................................... 149 Expected Resources .................................................................................................................................. 151 AP-15 Expected Resources – 91.220(c)(1,2) ......................................................................................... 151 Annual Goals and Objectives ..................................................................... Error! Bookmark not defined. 9.A.1.c Packet Pg. 202 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 3 OMB Control No: 2506-0117 (exp. 09/30/2021) AP-20 Annual Goals and Objectives ...................................................................................................... 155 Projects ................................................................................................................................................. 158 AP-35 Projects – 91.220(d) ................................................................................................................... 158 AP-38 Project Summary ........................................................................................................................ 161 AP-50 Geographic Distribution – 91.220(f) ........................................................................................... 171 Affordable Housing ............................................................................................................................... 172 AP-55 Affordable Housing – 91.220(g) ................................................................................................. 172 AP-60 Public Housing – 91.220(h) ......................................................................................................... 173 AP-65 Homeless and Other Special Needs Activities – 91.220(i) .......................................................... 175 AP-75 Barriers to affordable housing – 91.220(j) ................................................................................. 177 AP-85 Other Actions – 91.220(k) .......................................................................................................... 177 Program Specific Requirements ............................................................................................................ 181 AP-90 Program Specific Requirements – 91.220(l)(1,2,4) .................................................................... 181 9.A.1.c Packet Pg. 203 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 4 OMB Control No: 2506-0117 (exp. 09/30/2021) Executive Summary ES-05 Executive Summary - 24 CFR 91.200(c), 91.220(b) 1. Introduction The 2021-2025 Consolidated Plan for Housing and Community Development provides the U.S. Department of Housing and Urban Development (HUD) with information on Collier County’s intended uses of funds HUD's Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), and Emergency Solutions Grants (ESG) programs. The County allocates the annual funding from these programs to public, private, or non-profit parties consistent with HUD program goals and requirements. Below is a list of each of the grant program objectives: CDBG Program: Provide decent housing, creating suitable living environments, and expanding economic opportunities principally for low- and moderate-income persons. HOME Program: Provides funding for a wide range of activities including building, buying, and/or rehabilitating affordable housing for rent or homeownership or providing direct rental assistance to low-income people. ESG Program: ESG funds improve the number and quality of emergency shelters for homeless individuals and families, help operate shelters, provide essential services to shelter residents, rapidly rehouse homeless individuals and families, and prevent families and individuals from becoming homeless. The County submits the Consolidated Plan to HUD every five years and has a program year beginning October 1 and ending September 30. The County’s Annual Action provide a concise summary of the actions, activities, and specific federal and nonfederal resources that will be used each year to address the priority needs and goals identified in the Consolidated Plan. The County has identified the following Goals to be addressed over the 2021-2025 Consolidated Plan period and during the 2021 Annual Action Plan: Goal # Goal Name 1 Housing Affordability 2 Homelessness & Homelessness Prevention 3 Public Facilities 4 Public Infrastructure Improvements 5 Public Services 6 Affirmatively Furthering Fair Housing Choice 7 Program Administration and Planning 9.A.1.c Packet Pg. 204 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 5 OMB Control No: 2506-0117 (exp. 09/30/2021) Community Profile and Needs The Collier County Consolidated Plan relies upon multiple forms of qualitative and quantitative data as well as community input in order to identify housing, homelessness, and community development needs and trends. This picture of need is the basis of the proposed objectives and outcomes for the 2021 Consolidated Plan. In addition to the US Census, updated American Community Survey (ACS) data and community surveys that provides the foundation for development of the document, the Cities of Naples, Everglades, and Marco Island built on the work of several active committees and recent studies that addressed housing, homeless and community development. The assessment was also informed by additional consultations with city officials and other important stakeholders such as the Affordable Housing Advisory Committee, United Way of Collier County, and the Collier County Homeless Coalition. In 2020, the County’s economy has continued to diversify and improve, while at the same time leaving many in the community still struggling to find jobs with wages to cover increasing housing costs. There is a significant number of households who cannot meet the basic needs for food, shelter, medical care, and transportation. In addition, there are a growing number of seniors, persons with disabilities, and others who are unable to work. These factors, combined with a very tight housing market, have resulted in many households paying more than they can afford, and a growing number of persons experiencing homelessness. It is important to note that the impacts of the COVID-19 are too recent to be reflected in the 2020 and 2019 ACS data used for the analysis provided below. Population Growth As noted in the 2019 Census American Community Survey, Collier County, Florida had a total population of 384,902 of which 195,189 or 50.7% are female and 189,713 or 49.2% are males when compared to 2010, County’s population was 322,472 with 162,493 or 50.3% of females and 159,979 or 49.6% of males. Therefore, reflecting a 19.3% population increase in the Collier County. Population grew to 21,812 in Naples, 7.32% increase since 2010. The population also increased in Marco Island to 17,834, a 5.14% increase since 2010. Last, Everglades City’s population decreased to 190, a 41.89% decrease since 2010. Accounting for population growth over the last 10 years, Collier County is expected to continue to grow over time. Age Distribution The population of Collier County is aging. According to ACS, in 2010 there were 70,289 people aged 60 to 75 and this grew to 87,042 in 2019. For the same period, there were 193,930 people under the age of 55 in 2010, which has also risen to 205,929 in 2019. Racial and Ethnic Composition Collier County is becoming increasingly racially and ethnically diverse. Latino residents are the fastest growing population, representing 28.6% of the population in the County in 2019. While 11.5% of the population is non-white comprised of 28,704 African Americans, 6,961 Asians, 1,768 American Indian and Alaska Natives, and 6,414 multi-racial persons. 9.A.1.c Packet Pg. 205 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 6 OMB Control No: 2506-0117 (exp. 09/30/2021) Household Composition As of 2019, Collier County has a total of 140,578 households. There were 10,797 households in Naples, 8,379 in Marco Island, and 101 in Everglades City. In Collier County, of the 140,578 total household there were 10,194 single female-headed households and 4,417 single male-headed households. There has also been a significant increase in nonfamily households 43,299 which now make up 30.8% of all households as compared to 2010 which had 37,996 or 32.12%. The largest growth in household type is non-family households which increased 13.95% between 2010 and 2019. In 2019, the average household size is 2.71 in Collier County. Multigenerational living is defined as residing in a home with three or more generations. According to Generations United, the past ten years have seen a remarkably large leap in multigenerational living, from 7% of Americans 2011 to 26% of Americans in 2021. As noted in the 2010 Census, Collier County had a total of 118,258 households of which 2.6% (3,022)% were living in multigenerational households. This data is collected during the decennial census every ten years and this data is the most recent data available. MULTIGENERATIONAL HOUSEHOLDS Label Estimate Percent Multigenerational Households 3,022 2.6% Other Households 115,236 97.4% TOTAL 118,258 100% Source: 2010 American Community Survey, 2010: ACS 1-Year Estimates Detailed Tables Income and Poverty According to 2019 ACS, the median income of households in Collier County, Florida was $76,025. An estimated 4.8% of households had income below $10,000 a year and 13.1% had income over $200,000 or more. The Median Household Income for Collier County is higher than the US ($65,712) and our northern county, Lee County ($57,832). While income has risen slightly there remain many low wage jobs and data has shown this contributes to financial instability as evidenced by other indicators: 6.5% or 9,164 residents receive food stamp benefits (SNAP), 61% of students are eligible for free and reduced lunch. In 2019, 48,825 individuals in Collier County had incomes below 125 % of the poverty levels as indicated in the chart below. % 9.A.1.c Packet Pg. 206 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 7 OMB Control No: 2506-0117 (exp. 09/30/2021) Source: https://dch.georgia.gov/document/document/2019-federal-poverty-guidelines/download 9.A.1.c Packet Pg. 207 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 8 OMB Control No: 2506-0117 (exp. 09/30/2021) Persons with Disabilities According to the 2019 ACS, of the total Collier County population of 384,902 there were 47,569 people, or 12.3%, living with one or more disabilities. The highest reported disabilities include ambulatory at 6.3%, cognitive at 3.9%, and difficulty with independent living 5.2%. Persons Experiencing Homelessness The 2021 Point-in-Time Count (PIT) identified 568 people in Collier County experiencing homelessness, a 5.8% decrease from 2020. Over 25% of this population, or 144 individuals, met HUD’s definition of unsheltered. As a disclaimer, these numbers may be under reported due to COVID. The 2021 PIT count also found that 169 persons experiencing homelessness were seriously mentally ill, 198 reported substance abuse, 34 were veterans, 49 were seniors, and 49 were families with comprised of adults and 109 children. For FY 2021, Collier County reported that 568 unduplicated individuals who were homeless received human services from one or more agencies. During the 2020-2021 school year, the Collier County public school reported 805 9.A.1.c Packet Pg. 208 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 9 OMB Control No: 2506-0117 (exp. 09/30/2021) homeless youth, includes students who are staying with friends or family. The reported number includes 183 homeless youth (16 and older) who were unaccompanied. Persons with Special Needs who are not Homeless. Limited new data exists specific to non-homeless special needs populations in Collier County. There are numerous sub-populations in this community. Of those, there are some that have both enough and unique housing and service needs that warrant identification. Those include the following: families with children, seniors, ex-offenders, people with HIV/AIDS, victims of domestic violence, people with drug and alcohol addictions, people who are evicted or foreclosed, people with physical and mental disabilities, veterans, youth and young adults, and youth aging out of foster care. Employment and Economy Economic conditions in Collier County have recovered significantly in the past decade, and the County has emerged as a more diversified economy than it was before the Great Recession. The number of jobs has grown steadily during the decade, and unemployment rates have remained relatively low during recent years (below 3%). Wages have slightly risen 1.9% in the County as reflected in the household earnings chart below: Household Earnings 2017-2019 Collier County, Florida 2017 2018 2019 $40,622.00 $40,892.00 $41,415.00 Source: Census, ACS Estimates 2017-2019, data.census.gov As of 2019, there were 166,353 (50.7%) persons in the labor force 16 years and older and 161,557 (49.3%) not in the labor force. According to 2019 ACS estimates, 4,929 or 1.5% of the total population was unemployed. While there have been recent and significant job losses as a result of COVID-19, it is unclear how sustained these job losses will be as social distancing measures diminish. It is apparent however that many people with limited incomes are experiencing financial instability as a result of recent events. Housing Units and Tenure According to 2019 ACS estimates, the County had a total of 222,289 housing units. The majority of the housing units are single family 1-unit detached unit structures at 90,552 (40.7%) of the total units. The remainder consisting of 1-unit, attached at 15,145 (6.8%), 2-9 multi-family units at 44,174 (20.1%), 10-20 multi-family units at 59,697 (26.9%) and a small share of mobile/manufactured homes at 12,499 (5.6%) of the housing units. Housing Cost Burden 9.A.1.c Packet Pg. 209 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 10 OMB Control No: 2506-0117 (exp. 09/30/2021) While wages and incomes have continued to rise in recent years, they have not kept pace with the cost of both owner and rental housing in Collier County. From 2010 to 2019, Median Household Income increased 44% from 2010 at $52,730 to 2019 at $76,025. Housing costs in the county area have risen more sharply since 2010, especially in recent years. According to 2019 ACS estimates, the County’s median home prices have increased by 44.8% between 2010 and 2019, reaching $370,000. The County’s median gross rental rates have also increased substantially faster than incomes and the home values. Between 2010 and 2019, the median rental rate rose to 48.3% from $942 in 2010 to $1,397 in 2019. As a result, many households pay more for housing than is affordable, or are unable to afford any housing. Households paying more than 30% of household income are considered to have a ‘housing cost burden’. According to 2019 ACS, a total of 19,977 of renters in Collier County have cost burdens greater than 30% of their income, while a total of 14,910 of homeowners have cost burdens greater than 30% but less than 50% of their income. HUD Comprehensive Housing Affordable Strategy (CHAS) (2011-2015) data estimates the County had a total of 13,977 renter households and 14,154 of owner households spent more than 30% of their income on housing costs. Housing Conditions and Lead Based Paint The U.S. Environmental Protection Agency’s Report on the National Survey of Lead-Based Paint in Housing released in 1995 found that 83% of the nation’s privately owned housing units built before 1980 had lead-based paint somewhere in the building. The study suggests that older homes are more likely to have lead-based paint than newer homes. According to the 2019 ACS, approximately 17% (37,852) of the total housing units were built prior to 1980 may be at risk of containing lead-based paint. Lead-based paint numbers are estimated since census data is not broken out annually. Since lead-based paint was outlawed in 1978 and census data is not available annually, all housing built after 1980 was excluded from the potential pool of housing potentially contaminated with lead-based paint. Despite the age of the housing stock, the physical condition of the housing in Collier County is generally good, as there are relatively few housing units (1,715) in the area that are considered substandard according to HUD. Based on input received during provider and public consultations, units available to low-income residents tend to have more significant issues, and because of the scarcity of affordable low-income housing, residents are reluctant to raise their concerns for fear of losing the housing. 2. Summary of the objectives and outcomes identified in the Plan Needs Assessment Overview During the development of the Consolidated Plan, seven priority needs were identified. The priority needs and associated goals for 2021-2025 are summarized below: 1. Housing Affordability • New Construction, Rehabilitation, or Acquisition of Housing for Homeownership • New Construction, Rehabilitation, or Acquisition of Housing for Rental Housing 9.A.1.c Packet Pg. 210 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 11 OMB Control No: 2506-0117 (exp. 09/30/2021) • Homebuyer Assistance • CHDO Set-Aside • Tenant Based Rental Assistance 2. Homelessness & Homelessness Prevention • Support Emergency Housing and Services for the Homeless • HMIS Support • Provide Rapid Re-Housing and Homelessness Prevention 3. Public Facilities • Improve Public Facilities • Improve Other Facilities 4. Public Infrastructure Improvements • Public Infrastructure Improvements 5. Public Services • Provide Public Service 6. Affirmatively Furthering Fair Housing Choice • Provide assistance and education to homebuyers. 7. Program Administration and Planning • Program Administration 3. Evaluation of past performance Each year, Collier County reports its progress in meeting the five-year and annual goals in the Consolidated Annual Performance Evaluation Report (CAPER). Listed below are some of the goals and accomplishments in the County’s Fiscal Year (FY) 2019 CAPER. The County successfully utilized CDBG, HOME, and ESG funds by increasing housing assistance for low- and moderate-income persons and allocating funds to public infrastructure and facility improvements, public services to local non-profit organizations to provide essential social services for the homeless, LMI persons, and non-homeless special needs population, affordable housing initiative and at-risk of homelessness activities. 9.A.1.c Packet Pg. 211 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 12 OMB Control No: 2506-0117 (exp. 09/30/2021) For FY2020, the fourth year of the Consolidated Plan period, Collier County made significant strides in meeting the strategic plan objectives. Collier County expended an estimated $2,669,701.85 in CDBG, HOME, and ESG funding on activities meeting its strategic plan goals and assisted approximately 391 persons through public services, land acquisition to benefit 51 households with future affordable housing, public facilities and infrastructure projects also had an area wide benefit of over 24,587 low-moderate persons in the County. 4. Summary of citizen participation process and consultation process During the preparation of Collier County’s FY2021-2025 Consolidated Plan and FY2021 Action Plan, a Public Hearing was held on May 3, 2021 to obtain the specific housing and related services needs for the County. All comments received have been included in this Consolidated Plan. The following methods were used to obtain public and private input: • Two needs assessment meetings were held on February 17, 2021 to obtain the specific housing and related services needs for the County. • A 30-day comment period was held from April 30, 2021 through May 31, 2021 for the public to review and provide comments on the Annual Action Plan. The plan was available for review in hard copy at the County’s Community and Human Services Division and on the County’s website at https://www.colliercountyfl.gov/your-government/divisions-a- e/community-and-human-services 5. Summary of public comments Below are the summary comments received during the needs assessment meeting. Question 1. What do you believe are the greatest community development needs in the area? Where are these needs most acute? Responses: • Affordable Housing is a large need • There is a deferred maintenance of affordable housing due to past Hurricane Irma • High need for affordable housing in Immokalee • Habitat for Humanity is a proponent affordable housing • There is a high need for senior housing and workforce housing • Access to affordable housing across the spectrum • There are no county incentives for affordable housing • Rural neighborhoods have a high need for rental for low-income households • Land development cost are extraordinarily high • Habitat builds 90-100 per year but still have a waiting list • Other needs include food deserts, low access to transportation, emergency beds and transitional shelters, and not enough housing 9.A.1.c Packet Pg. 212 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 13 OMB Control No: 2506-0117 (exp. 09/30/2021) • Bulk of the economy is in the coastal areas in Collier. • Rural areas have several low wages jobs • Majority of income for Collier County residents earn less than $35,000 a year. • 2-bedroom rent is about $1,500 per month • Median home prices in Collier are $550,000 • There is a high influx of out of state persons using up affordable rental property. Question 2 What do you believe are the greatest fair and affordable housing needs in the area? Where is this housing most needed? • The greatest need is access to housing under $400,000. • Lots of development of Condo’s that are under $300,000 with HOAs which makes it unaffordable. • Strong coalition of nonprofit network • Immokalee Fair Housing Alliance is currently building 128 affordable units. Question 3. Do area residents of similar incomes generally have the same range of housing options? No, there are not good housing options for low wage earners. Low wage earners may have to rent a room or substandard units. Question 4. Are there any barriers other than income/savings that might limit housing choices? Primary barrier is affordability, clients have to decide where to live. Question 5. Are public resources (e.g., parks, schools, roads, police & fire services, etc.) invested evenly throughout all neighborhoods? • County has put in sufficient efforts to ensuring equal resources like parks in all areas. • There is a greater focus on public resources available throughout the County. • 80% of Collier is restricted by wetlands. • Rural Neighborhood, a nonprofit organization, has acquired affordable rental housing and will build 400-unit apartment complex. Other Comments: 9.A.1.c Packet Pg. 213 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 14 OMB Control No: 2506-0117 (exp. 09/30/2021) The issue of persons who are not legal remains with any funds appropriated from Collier County since there was an Executive Summary passed by the BCC for housing programs back in 2016 that stated in Collier funds would be used for U.S. citizens and registered aliens. 6. Summary of comments or views not accepted and the reasons for not accepting them. All comments were accepted. 7. Summary In summary, the Consolidated Plan and Annual Action Plan have been developed with community input and reflect the needs of the County. Many components of the Consolidated Plan were built on prior plans and strategies generated by local input. During the next Five-year Consolidated Plan period the County will continue to utilize CDBG, HOME and ESG funding to address the priority needs of low-income households. 9.A.1.c Packet Pg. 214 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 15 OMB Control No: 2506-0117 (exp. 09/30/2021) The Process The Consolidated Plan was developed through extensive consultation with partner organizations and other stakeholders, as well as broad input from community members. Several intergovernmental and advisory committees—representing the affordable housing provider, advocates, and other key community stakeholders—played an integral role. The Consolidated Plan also incorporated valuable data and analysis from several recently published reports on demographic, housing, community, and economic development conditions and needs. Service providers also shared their insights through an online survey. Extensive public outreach was conducted to allow other community members to share their insights during the planning process through public hearings, and online surveys. This section summarizes the extensive consultation and citizen outreach conducted. PR-05 Lead & Responsible Agencies 24 CFR 91.200(b) 1. Describe agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source The following are the agencies/entities responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source. Agency Role Name Department/Agency CDBG Administrator Collier County Community & Human Services Division HOME Administrator Collier County Community & Human Services Division ESG Administrator Collier County Community & Human Services Division Table 1 – Responsible Agencies Narrative The Collier County Community & Human Services Division is the lead agency responsible for the development, administration, and review of the 2021-2025 Consolidated Plan and the 2021 Annual Action Plan. The Division administers Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), and Emergency Solutions Grants (ESG) funds received from the U.S. Department of Housing and Urban Development (HUD), and coordinates execution of projects related to the priorities and goals identified in the Consolidated Plan. 9.A.1.c Packet Pg. 215 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 16 OMB Control No: 2506-0117 (exp. 09/30/2021) Consolidated Plan Public Contact Information Kristi Sonntag, Director Community and Human Services Division 3339 East Tamiami Trail Health and Public Services Building H, Room 213 Naples, Florida 34112 Phone: (239) 252-2486 Fax: (239) 252-2638 Email: Kristi.Sonntag@colliercountyfl.gov Website: http://www.colliergov.net/your-government/divisions-a-e/community-and-human- services 9.A.1.c Packet Pg. 216 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 17 OMB Control No: 2506-0117 (exp. 09/30/2021) PR-10 Consultation – 91.100, 91.110, 91.200(b), 91.300(b), 91.215(I) and 91.315(I) 1. Introduction The County developed an outreach effort to maximize input from a large cross-section of stakeholders. This outreach effort included public meetings, neighborhood meetings, published meeting notices, and a web survey conducted in both English and Spanish. Consultation with the community and affected service providers is a fundamental component of the Consolidated Plan and Action Plan process. Collier County conducted significant consultation with citizens, municipal officials, non-profit agencies, public housing agencies, governmental agencies, and the Continuum of Care in preparing this Plan. The last piece of the stakeholder outreach component involved surveying local broadband and hazard mitigation agencies. Additionally, a total of 536 stakeholders completed surveys inquiring about the community and housing needs throughout the County. The County held two virtual public meetings on February 17, 2021 at 11:00am and 3:00pm through its public participation process prior to the development of the plan and one public meeting to review the draft priorities. These meetings are summarized in the Citizen Participation Section of this plan. Drafts of the plans have been posted on the County webpage. Notices of public meetings and hearings were published in the local newspaper. Stakeholder Focus Groups and Interviews: From February 2021 through April 2021, a series of stakeholder meetings and interviews was conducted to discuss issues and opportunities related to housing and community development needs as well as fair housing issues. Individuals representing government and policy makers, nonprofit organizations, affordable housing providers, and other interested parties were invited to participate to ensure that as many points of view as possible were heard. Over the course of one-on-one interviews and small focus group meetings, approximately five local nonprofit organizations provided their feedback in person. Several meetings were held with the local committees and in other settings. Public presentations of the findings and recommendations from the Needs Assessment, Market Analysis, and Priority and Needs sections were shared at multiple community meetings in February. Community and Agency Surveys: Separate online surveys were developed to gather information about current community conditions and needs. A total of 536 representatives from community agencies and the public responded to the online survey. This survey sought input from housing community development stakeholders and community members for the purposes of identifying priority needs, reviewing, and providing feedback on the County’s current priorities, and providing feedback on the housing and community development conditions in Collier County. The agency survey received responses from a range of organizations including city agencies, housing providers, and social service providers and advocate groups. The participating agencies provide social services support to low-income and near-homeless populations to maintain housing and secure available public and private resources. Agencies providing temporary and 9.A.1.c Packet Pg. 217 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 18 OMB Control No: 2506-0117 (exp. 09/30/2021) transitional housing to at-risk populations like single mothers, victims of domestic abuse, elderly, people with disabilities and/or mental illnesses, etc. were identified and reached out to for information through the survey as well as in-depth interviews. Consolidated Plan Advisory Committee: The Affordable Housing Advisory Committee provided input and feedback during several meetings on current housing and community development conditions, needs, and strategies. Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health, and service agencies (91.215(I)). During the development of the Consolidated Plan, the County sought to encourage a high level of public communication and agency consultation in an effort to demonstrate its commitment to identifying priority needs and engaging the participation of citizens, public agencies, and nonprofit organizations in a positive and collaborative manner. A list of stakeholders and affordable housing providers was developed and included public agencies and private nonprofit organizations whose missions included the provision of affordable housing and human services to LMI households and persons. These stakeholders were invited to participate in needs assessment meetings held for the purpose of developing the Consolidated Plan. The list of stakeholders is included in the Citizen Participation Comments section. Based on the public meetings, a set of priorities was established by the County for the next five years as shown in SP- 25 of this document. Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness. Collier County staff attends bi-monthly meetings with the Hunger & Homeless Coalition of Collier County and area service providers to enhance the community's comprehensive Continuum of Care system to end homelessness. This dynamic partnership includes collaborative efforts of a variety of community groups, government agencies. The Hunger & Homeless Coalition of Collier County serves as the Lead Agency and has been designated by the CoC as the Collaborative Applicant to apply for the HUD CoC grant on behalf of Collier County’s Continuum of Care. The County enhances coordination of public, private, and non-profit housing providers, human service agencies, and social service providers through the following actions: Continues to work with other jurisdictions and the Collier County Housing Authority to prioritize housing needs, provide services, and maximize the use of federal, state, and local funds for affordable housing, community development, and related services. Continues to participate in coordinated efforts for shelter and services assisting homeless individuals and families. 9.A.1.c Packet Pg. 218 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 19 OMB Control No: 2506-0117 (exp. 09/30/2021) County staff participates in many of the committees that provide direction for 10-year plan to end homelessness. Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards and evaluate outcomes, and develop funding, policies, and procedures for the administration of HMIS. The Collier County Hunger and Homeless Coalition (CCHHC) serves as the lead agency for Collier County’s Continuum of Care. Members of the Continuum of Care provided input during stakeholder interviews and in the project selection process. The CoC is responsible for designating a Homeless Management Information System (HMIS) and a Lead Agency responsible for its management and has primary responsibility for ensuring that Homeless Management Information System (HMIS) is fully funded with appropriate policies and procedures, which were last updated in 2020. The CoC also works closely Collier County (ESG recipient) to allocate funds and monitor outcomes. 2. Describe Agencies, groups, organizations, and others who participated in the process and describe the jurisdictions consultations with housing, social service agencies and other entities. Individual consultations with members of public and non-profit organizations took place throughout the development of the Consolidated Plan. Additionally, a survey was conducted. Input from these meetings and survey information assisted with the identification of community needs, market conditions, priority needs and the resulting strategic plan. 1 Agency/Group/Organization Able Academy Agency/Group/Organization Type Children Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 2 Agency/Group/Organization Boys & Girls Club of Collier County Agency/Group/Organization Type Youth services 9.A.1.c Packet Pg. 219 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 20 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 3 Agency/Group/Organization Children's Advocacy Center of Collier County Agency/Group/Organization Type Youth services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 4 Agency/Group/Organization Collier County Housing Authority Agency/Group/Organization Type Housing What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 5 Agency/Group/Organization Collier County Hunger and Homeless Coalition Agency/Group/Organization Type Homeless Services 9.A.1.c Packet Pg. 220 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 21 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 6 Agency/Group/Organization Collier Resource Center, Inc. Agency/Group/Organization Type Supportive Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 7 Agency/Group/Organization Collier Senior Resources Agency/Group/Organization Type Senior Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 8 Agency/Group/Organization David Lawrence Centers for Behavioral Health Agency/Group/Organization Type Special Needs Services 9.A.1.c Packet Pg. 221 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 22 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 9 Agency/Group/Organization Drug Free Collier Agency/Group/Organization Type Special Needs Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 10 Agency/Group/Organization Empty Bowls Naples, Inc Agency/Group/Organization Type Supportive Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 11 Agency/Group/Organization Grace Place for Children and Families Agency/Group/Organization Type Youth services 9.A.1.c Packet Pg. 222 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 23 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 12 Agency/Group/Organization Habitat for Humanity of Collier County Agency/Group/Organization Type Housing What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 13 Agency/Group/Organization Harry Chapin Food Bank Agency/Group/Organization Type Community Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 14 Agency/Group/Organization Hope for Families Ministry Agency/Group/Organization Type Community Services 9.A.1.c Packet Pg. 223 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 24 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 15 Agency/Group/Organization Immokalee CRA Agency/Group/Organization Type Neighborhood Organization What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 16 Agency/Group/Organization Immokalee Fair Housing Alliance Agency/Group/Organization Type Fair Housing What section of the Plan was addressed by Consultation? Services - Barriers to Fair Housing How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 17 Agency/Group/Organization Legal Aid Service of Collier County Agency/Group/Organization Type Legal Services 9.A.1.c Packet Pg. 224 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 25 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 18 Agency/Group/Organization Lighthouse of Collier Agency/Group/Organization Type Special Needs Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 19 Agency/Group/Organization Meals of Hope Agency/Group/Organization Type Supportive Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 20 Agency/Group/Organization NAMI Collier County Agency/Group/Organization Type Supportive Services 9.A.1.c Packet Pg. 225 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 26 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 21 Agency/Group/Organization Naples Senior Center at JFCS Agency/Group/Organization Type Senior Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 22 Agency/Group/Organization Our Daily Bread Food Pantry Incorporated Agency/Group/Organization Type Community Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 23 Agency/Group/Organization Residential Options of Florida (ROOF) Agency/Group/Organization Type Homeless Services 9.A.1.c Packet Pg. 226 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 27 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Services – Homeless How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 24 Agency/Group/Organization St. Matthews House Agency/Group/Organization Type Homeless Services What section of the Plan was addressed by Consultation? Services – Homeless How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 25 Agency/Group/Organization St. Vincent de Paul Society, Naples Agency/Group/Organization Type Community Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 26 Agency/Group/Organization STARability Foundation Agency/Group/Organization Type Special Needs Services 9.A.1.c Packet Pg. 227 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 28 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 27 Agency/Group/Organization The Immokalee Foundation Agency/Group/Organization Type Supportive Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 28 Agency/Group/Organization The Salvation Army Naples Agency/Group/Organization Type Community Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 29 Agency/Group/Organization The Shelter for Abused Women & Children Agency/Group/Organization Type Special Needs Services 9.A.1.c Packet Pg. 228 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 29 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 30 Agency/Group/Organization United Way of Collier and the Keys Agency/Group/Organization Type Supportive Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 31 Agency/Group/Organization Wounded Warriors of Collier Agency/Group/Organization Type Veterans Services What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting 32 Agency/Group/Organization Youth Haven, Inc. Agency/Group/Organization Type Youth services 9.A.1.c Packet Pg. 229 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 30 OMB Control No: 2506-0117 (exp. 09/30/2021) What section of the Plan was addressed by Consultation? Other – Non-Housing Community Development Needs How was the Agency/Group/Organization consulted and what are the anticipated outcomes of the consultation or areas for improved coordination? The organization was consulted through a virtual Needs Assessment Meeting Table 2 – Other local / regional / federal planning efforts 9.A.1.c Packet Pg. 230 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 31 OMB Control No: 2506-0117 (exp. 09/30/2021) Identify any Agency Types not consulted and provide rationale for not consulting. All entities were considered for consultation. Other local/regional/state/federal planning efforts considered when preparing the Plan Name of Plan Lead Organization How do the goals of your Strategic Plan overlap with the goals of each plan? Continuum of Care Hunger & Homeless Coalition of Collier County Affordable housing, services, and economic development 10 Year Plan to Prevent Hunger and End Homelessness Hunger & Homeless Coalition of Collier County The Strategic Plan's goals to address homelessness align with Continuum of Care's goals and strategies. Analysis of Impediments to Fair Housing Choice, 2021 Collier County Barriers to affordable housing opportunities from the Analysis of Impediments were included in this Consolidated Plan. Collier County MHSA Strategic Plan 2019 Collier County The MHSA, adopted in 2019, coordinates assistance for those with mental health and substance abuse in the area. Urban Land Institute Advisory Services Report Collier County The ULI Report defines how the county will expand affordable housing. Table 2 – Other local / regional / federal planning efforts Describe cooperation and coordination with other public entities, including the State and any adjacent units of general local government, in the implementation of the Consolidated Plan (91.215(l)) In accordance with 24 CFR 91.100(4), the County notified adjacent units of local government of the non-housing community development needs included in its Consolidated Plan. The County will continue to interact with public entities at all levels to ensure coordination and cooperation in the implementation of the Consolidated Plan and thereby maximizing the benefits of the County’s housing and community development activities for the residents being served. 9.A.1.c Packet Pg. 231 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 32 OMB Control No: 2506-0117 (exp. 09/30/2021) Coordination with private industry, businesses, developers, and social service agencies included Individual consultations were conducted with affordable housing developers and the social service agencies. The input received during these consultations informed the development of priority needs and recommended strategies. For example, through consultations with developers, it was determined that there remains insufficient access to affordable housing. Likewise, developers have a difficult time finding developable land for affordable housing. The Collier County staff that coordinated the development of the 2021 Consolidated Plan used the Citizen Participation Plan as a guide for consultations. Consultations were conducted with public and non-profit organizations. There were also several public advisory committees that were consulted. Input received from the consultations informed the Needs Assessment, Market Analysis, and Strategic Plan Narrative (optional): Combined, these agencies provide housing and supportive services to the community's special needs populations, including persons with disabilities, homeless families and individuals, chronic homeless persons, persons with HIV/AIDS, and the elderly. In addition to many of the agencies listed above many of the groups and agencies that were consulted provided information during the development of the plan. 9.A.1.c Packet Pg. 232 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 33 OMB Control No: 2506-0117 (exp. 09/30/2021) PR-15 Citizen Participation – 91.105, 91.115, 91.200(c) and 91.300(c) 1. Summary of citizen participation process/Efforts made to broaden citizen participation. Summarize citizen participation process and how it impacted goal setting. Collier County staff worked with the community in developing goals and objectives. The developed goals are a result of feedback from the community regarding issues to be resolved and projects in need of funding. Collier County has an adopted Citizen Participation Plan to ensure consistent outreach efforts. A community needs survey in English and Spanish was available to residents, housing service providers. The survey ran from January 12, 2021 through February 5, 2021 and was advertised along with the community, meetings through a newspaper advertisement and English and Spanish. A total of 536 surveys were collected. The community survey was released online and promoted through the County’s Community and Human Services’ web-based resources. The survey respondents ranked helping families with children, providing mortgage and ongoing rental assistance, increasing emergency shelter space/permanent supportive housing, creating jobs in low-income neighborhoods, creating additional rental housing, assisting human service agencies with facilities acquisition or improvements, and housing services as high priorities and needs for the Collier County community. All municipalities were encouraged to have active participation in preparation of the Consolidated Plan by all residents who are affected by Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), and Emergency Solutions Grants (ESG) funds. The Citizen Participation Plan outlines local responsibilities to provide opportunities for resident involvement. In addition to the survey, residents were invited to participate in an open house to learn about needs identified and strategies being considered to address those needs. Participants were able to provide direct feedback. This feedback informed the selection of priority needs and strategies for the Consolidated Plan, the identification of impediments to fair housing, and the identification of regulatory barriers. 9.A.1.c Packet Pg. 233 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 34 OMB Control No: 2506-0117 (exp. 09/30/2021) Citizen Participation Outreach 9.A.1.c Packet Pg. 234 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 35 OMB Control No: 2506-0117 (exp. 09/30/2021) Sort Order Mode of Outreach Target of Outreach Summary of Response /attendance Summary of Comments re ceived Summary of comments not accepted and reasons URL (If applicable) 1 Internet Outreach Non-targeted broad community 536 See Survey Results in Citizen Participation Comments. None www.surveymonkey.com/r/ CollierCountyNeeds www.surveymonkey.com/r/ ColliernecesitaEspanol 2 Virtual Public Needs Assessment Meetings Housing, community development, and social service organizations Five local organizations attended the Needs Assessment Meeting. Affordable Housing, lack of shelters, need for housing rehabilitation None meet.google.com/ikw-qtfk-jbz 3 Public Hearing Non- targeted/broad community The public was notified of the public meetings via a newspaper ad The County did not receive any comments during the public hearing. All comments were accepted 4 Direct Contact Community Stakeholders, Nonprofits, 27 Community stakeholder interviews were held to assess needs in the County. Consolidated Plan 2020-2025 priority needs were established from comments. N/A N/A 9.A.1.c Packet Pg. 235 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 36 OMB Control No: 2506-0117 (exp. 09/30/2021) Sort Order Mode of Outreach Target of Outreach Summary of Response /attendance Summary of Comments re ceived Summary of comments not accepted and reasons URL (If applicable) 5 Newspaper Ad Non-English Speaking - Specify other language: Spanish Nontargeted/ broad community A public notice published in the Naples Daily News on advertised the availability of a draft version of the plan. This draft was accessible online at the Collier County Community and Human Services' website beginning on and ending on during which time public comment could be submitted There were no comments received All comments are accepted, and none rejected Table 3 – Citizen Participation Outreach 9.A.1.c Packet Pg. 236 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 37 OMB Control No: 2506-0117 (exp. 09/30/2021) Community Profile and Needs The Collier County Consolidated Plan relies upon multiple forms of qualitative and quantitative data as well as community input in order to identify housing, homelessness, and community development needs and trends. This picture of need is the basis of the proposed objectives and outcomes for the 2021 Consolidated Plan. In addition to the US Census, updated American Community Survey (ACS) data and community surveys that provides the foundation for development of the document, the Cities of Naples, Everglades, and Marco Island built on the work of several active committees and recent studies that addressed housing, homeless and community development. The assessment was also informed by additional consultations with city officials and other important stakeholders such as the Affordable Housing Advisory Committee, United Way of Collier County, and the Collier County Homeless Coalition. In 2020, the County’s economy has continued to diversify and improve, while at the same time leaving many in the community still struggling to find jobs with wages to cover increasing housing costs. There is a significant number of households who cannot meet the basic needs for food, shelter, medical care, and transportation. In addition, there are a growing number of seniors, persons with disabilities, and others who are unable to work. These factors, combined with a very tight housing market, have resulted in many households paying more than they can afford, and a growing number of persons experiencing homelessness. It is important to note that the impacts of the COVID-19 are too recent to be reflected in the data used for the analysis provided below. Population Growth As noted in the 2019 Census American Community Survey, Collier County, Florida had a total population of 384,902 of which 195,189 or 50.7% are female and 189,713 or 49.2% are males when compared to 2010, County’s population was 322,472 with 162,493 or 50.3% of females and 159,979 or 49.6% of males. Therefore, reflecting a 19.3% population increase in the Collier County. Population grew to 21,812 in Naples, 7.32% increase since 2010. The population also increased in Marco Island to 17,834, a 5.14% increase since 2010. Last, Everglades City’s population decreased to 190, a 41.89% decrease since 2010. Age Distribution The population of Collier County is aging. In 2010, there were 70,289 people aged 60 to 75 and this grew to 87,043 in 2020. For the same period, there were 136,079 people under age 45 in 2010, which has also risen to 162,534 in 2020. Racial and Ethnic Composition Collier County is becoming increasingly racially and ethnically diverse. Latino residents are the fastest growing population, representing 28.6% of the population in the County in 2019. While 11.5% of the population is non-white comprised of 28,704 African Americans, 6,961 Asians, 1,768 American Indian and Alaska Natives, and 6,414 multi-racial persons. %%% Household Composition 9.A.1.c Packet Pg. 237 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 38 OMB Control No: 2506-0117 (exp. 09/30/2021) As of 2020, family households still make up the largest percentage of households with 69.19% (6,441 in Naples, 5,714 in Marco Island, and 57 in Everglades City) and of those, 10,194 of households are single female- headed households. There has also been a significant increase in single person households which now make up 30.80% of all households. The largest growth in household type is non-family households which increased 12.24% between 2010 and 2020. Average household size is 2.71 in Collier County. Multigenerational living is defined as residing in a home with three or more generations. According to Generations United, the past ten years have seen a remarkably large leap in multigenerational living, from 7% of Americans 2011 to 26% of Americans in 2021. As noted in the 2010 Census, Collier County had a total of 118,258 households of which 2.6% (3,022) were living in multigenerational households. This data is collected during the decennial census every ten years and this data is the most recent data available. MULTIGENERATIONAL HOUSEHOLDS Label Estimate Percent Multigenerational Households 3,022 2.6% Other Households 115,236 97.4% TOTAL 118,258 100% Source: 2010 American Community Survey, 2010: ACS 1-Year Estimates Detailed Tables Income and Poverty According to 2019 ACS, the median income of households in Collier County, Florida was $76,025. An estimated 4.8% of households had income below $10,000 a year and 13.1% had income over $200,000 or more. Although growing, the Median Household Income for Collier County is higher than the US ($65,712) and our northern county, Lee County ($57,832). Further, there are many residents in Collier County that are struggling, as evidenced by other indicators: 6.5% or 9,164 residents receive food stamp benefits (SNAP), 61% of students are eligible for free and reduced lunch. Low wages also contribute to financial instability. In 2019, 48,825 individuals in Collier County had incomes below 125%%of the poverty levels as indicated in the chart below. 9.A.1.c Packet Pg. 238 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 39 OMB Control No: 2506-0117 (exp. 09/30/2021) Source: https://dch.georgia.gov/document/document/2019-federal-poverty-guidelines/download 9.A.1.c Packet Pg. 239 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 40 OMB Control No: 2506-0117 (exp. 09/30/2021) Persons with Disabilities According to the 2019 ACS, of the total population of 384,902 there were 47,569 people, or 12.3%, live with one or more disabilities. The highest reported disabilities include ambulatory at 6.3%, cognitive at 3.9%, and difficulty with independent living 5.2%. Persons Experiencing Homelessness The 2021 Point-in-Time Count (PIT) identified 568 people in Collier County experiencing homelessness, a 5.8% decrease from 2020. Over 25% of this population, or 144 individuals, met HUD’s definition of unsheltered. As a disclaimer, these numbers may be under reported due to COVID. The 2021 PIT count also found that 169 persons experiencing homelessness were seriously mentally ill, 198 reported substance abuse, 34 were veterans, 49 were seniors, and 49 were families with comprised of adults and 109 children. For FY 2021, Collier County reported that 568 unduplicated individuals who were homeless received human services from one or more agencies. During the 2020-2021 school year, the Collier County public school reported 805 homeless youth, includes students who are staying with friends or family. The reported number includes 183 homeless youth (16 and older) who were unaccompanied. Persons with Special Needs who are not Homeless Limited new data exists specific to non-homeless special needs populations in Collier County. There are numerous sub-populations in this community. Of those, there are some that have both enough and unique housing and service needs that warrant identification. Those include the following: families with children, seniors, ex-offenders, people with HIV/AIDS, victims of domestic violence, people with drug and alcohol addictions, people who are evicted or foreclosed, people with physical and mental disabilities, veterans, youth and young adults, and youth aging out of foster care. Employment and Economy Economic conditions in Collier County have recovered significantly in the past decade, and the County has emerged as a more diversified economy than it was before the Great Recession. The number of jobs has grown steadily during the decade, and unemployment rates have remained relatively low during recent years (below 3%). Wages have slightly risen 1.9% in the County as reflected in the household earnings chart below: Household Earnings 2017-2019 Collier County, Florida 2017 2018 2019 $40,622.00 $40,892.00 $41,415.00 Source: Census, ACS Estimates 2017-2019, data.census.gov As of 2019, there were 166,353 (50.7%) persons in the labor force 16 years and older and 161,557 (49.3%) not in the labor force. According to 2019 ACS estimates, 4,929 or 1.5% of the total population was unemployed. 9.A.1.c Packet Pg. 240 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 41 OMB Control No: 2506-0117 (exp. 09/30/2021) While there have been recent and significant job losses as a result of COVID-19, it is unclear how sustained these job losses will be as social distancing measures diminish. It is apparent however that many people with limited incomes are experiencing financial instability as a result of recent events. Housing Units and Tenure According to 2019 ACS estimates, the County had a total of 222,289 housing units. The majority of the housing units are single family 1-unit detached unit structures at 90,552 (40.7%) of the total units. The remainder consisting of 1-unit, attached at 15,145 (6.8%), 2-9 multi-family units at 44,174 (20.1%), 10-20 multi-family units at 59,697 (26.9%) and a small share of mobile/manufactured homes at 12,499 (5.6%) of the housing units. Housing Cost Burden While wages and incomes have continued to rise in recent years, they have not kept pace with the cost of both owner and rental housing in Collier County. From 2010 to 2019, Median Household Income increased 44% from 2010 at $52,730 to 2019 at $76,025. Housing costs in the county area have risen more sharply since 2010, especially in recent years. According to 2019 ACS estimates, the County’s median home prices have increased by 44.8% between 2010 and 2019, reaching $370,000. The County’s median gross rental rates have also increased substantially faster than incomes and the home values. Between 2010 and 2019, the median rental rate rose to 48.3% from $942 in 2010 to $1,397 in 2019. As a result, many households pay more for housing than is affordable, or are unable to afford any housing. Households paying more than 30% of household income are considered to have a ‘housing cost burden’. A total of 9,545 of renters in Collier County have cost burdens greater than 30% but less than 50% of the Area Median Income, while a total of 14,685 of homeowners have cost burdens greater than 30% but less than 50% of the Area Median Income. Housing Conditions and Lead Based Paint Approximately 17% (37,852) of the total housing units were built prior to 1980 and may contain lead-based paint. Approximately 37,852 homes pose potential lead-based paint hazards in Collier County. Despite the age of the housing stock, the physical condition of the housing in Collier County is generally good, as there are relatively few housing units (1,715) in the area that are considered substandard according to HUD. Based on input received during provider and public consultations, units available to low-income residents tend to have more significant issues, and because of the scarcity of affordable low-income housing, residents are reluctant to raise their concerns for fear of losing the housing. 9.A.1.c Packet Pg. 241 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 42 OMB Control No: 2506-0117 (exp. 09/30/2021) Needs Assessment The Needs Assessment examines needs related to affordable housing, special needs housing, community development and homelessness. With input from data and market analysis, as well as community outreach and stakeholder consultation, the Needs Assessment identifies needs that form the basis for the Strategic Plan section and future programs and projects to implement the strategic plan. NA-05 Overview Needs Assessment Overview Based on HUD provided figures, the following data indicates the number and percentage of renters and homeowners who may be subject to housing problems, based on income level. The current economic recession has substantially increased the number of households experiencing housing problems and cost burdens. HUD receives a “special tabulation” of data from the U.S. Census Bureau’s American Community Survey (ACS) that is largely not available through standard Census products. These “special tabulation” data provide counts of the numbers of households that fit certain combinations of HUD-specified criteria such as housing needs, HUD-defined income limits (primarily 30, 50, and 80% of area median income) and household types of particular interest to planners and policymakers. This data, known as the Comprehensive Housing Affordability Strategy (CHAS) data, is used by local governments for housing planning and as part of the Consolidated Planning process. Assessing the specific housing needs of Collier County is critical to creating a realistic and responsive affordable housing strategy. As such, an assessment of the County’s affordable rental and single-family homes was conducted based on available demographic, economic and housing data for Collier County utilizing HUD’s new eCon Planning Suite downloaded in the Integrated Disbursement and Information System (IDIS). The eCon Planning Suite pre-populates the most up-to-date housing and economic data available to assist jurisdictions identify funding priorities in the Consolidated Plan and Annual Action Plan. Highlights of this assessment are provided in this section. NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c) Summary of Housing Needs According to the 2019 American Community Survey, Collier County is home to 384,902 residents. As indicated below by the ACS data, there were 321,520 residents living in 118,289 households in 2010, as shown in Table 4. As noted in the 2019 ACS, Collier County had a total of 140,578 households. By comparison in 2010, the population and number of households had increased by 19.7%. Likewise, the number of households in 2019 (140,578) also increased by 18.8% since 2010. Compared to the 2019 State of Florida and national figures of $59,227.00 and $65,712.00 9.A.1.c Packet Pg. 242 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 43 OMB Control No: 2506-0117 (exp. 09/30/2021) respectively, Collier County has a higher median income of $76,025.00 compared to the state and the national median household income. HOUSING TENURE Estimate Percent Owner-Occupied Housing Units 104,357 74.2% Renter-Occupied Housing Units 36,221 25.8% TOTAL UNITS 140,578 100.0% 2019 ACS (Most Recent Year) Demographics Base Year: 2010 Most Recent Year: 2019 % Change Population 321,520 384,902 19.7% Households 118,289 140,578 18.8% Median Income $52,730 $76,025 44.1% Table 4 - Housing Needs Assessment Demographics Data Source: 2010 ACS (Base Year), 2019 ACS (Most Recent Year) Number of Households Table Table 5 - Total Households Table Data Source: 2011-2015 CHAS 0-30% HAMFI >30-50% HAMFI >50-80% HAMFI >80- 100% HAMFI >100% HAMFI Total Households 11,000 13,090 20,790 11,710 54,545 Small Family Households 3,474 4,470 5,800 4,630 18,420 Large Family Households 870 1,430 2,084 710 2,724 Household contains at least one person 62-74 years of age 2,484 3,125 5,380 3,154 18,700 Household contains at least one-person age 75 or older 2,418 3,040 5,169 2,140 10,934 Households with one or more children 6 years old or younger 1,804 2,849 2,868 1,378 4,076 9.A.1.c Packet Pg. 243 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 44 OMB Control No: 2506-0117 (exp. 09/30/2021) Housing Needs Summary Tables 1. Housing Problems (Households with one of the listed needs) Renter Owner 0-30% AMI >30- 50% AMI >50- 80% AMI >80- 100% AMI Total 0-30% AMI >30- 50% AMI >50- 80% AMI >80- 100% AMI Total NUMBER OF HOUSEHOLDS Substandard Housing - Lacking complete plumbing or kitchen facilities 60 190 105 120 475 35 34 145 85 299 Severely Overcrowded - With >1.51 people per room (and complete kitchen and plumbing) 205 340 105 4 654 80 8 30 55 173 Overcrowded - With 1.01-1.5 people per room (and none of the above problems) 555 855 534 160 2,104 169 270 430 195 1,064 Housing cost burden greater than 50% of income (and none of the above problems) 3,180 2,120 860 90 6,250 3,325 2,300 2,175 935 8,735 9.A.1.c Packet Pg. 244 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 45 OMB Control No: 2506-0117 (exp. 09/30/2021) Renter Owner 0-30% AMI >30- 50% AMI >50- 80% AMI >80- 100% AMI Total 0-30% AMI >30- 50% AMI >50- 80% AMI >80- 100% AMI Total Housing cost burden greater than 30% of income (and none of the above problems) 235 1,985 3,440 1,025 6,685 645 1,865 3,205 1,760 7,475 Zero/negative Income (and none of the above problems) 495 0 0 0 495 959 0 0 0 959 Table 6 – Housing Problems Table Data Source: 2011-2015 CHAS The following tables identify housing needs by both income bracket and renter/owner. The housing problems are identified as follows: 1. Substandard housing; unit lacking complete kitchen facilities. 2. Substandard housing; unit lacking complete bathroom facilities. 3. Cost burden of more than 30% of the household income (for renters, housing costs include rent paid by the tenant plus utilities; for owners, housing costs include mortgage payments, taxes, insurance, and utilities) 4. Overcrowding: more than one (1) person per room, not including bathrooms, porches, foyers, halls, or half-rooms Severe housing problems are: 1. Substandard housing; unit lacking complete kitchen facilities. 2. Substandard housing; unit lacking complete bathroom facilities. 9.A.1.c Packet Pg. 245 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 46 OMB Control No: 2506-0117 (exp. 09/30/2021) 3. Severe cost burden of more than 50% of the household income (for renters, housing costs include rent paid by the tenant plus utilities; for owners, housing costs include mortgage payments, taxes, insurance, and utilities 4. Severe overcrowding more than 1.5 persons per room, not including bathrooms, porches, foyers, halls, or half-rooms 2. Housing Problems 2 (Households with one or more Severe Housing Problems: Lacks kitchen or complete plumbing, severe overcrowding, severe cost burden) Renter Owner 0-30% AMI >30- 50% AMI >50- 80% AMI >80- 100% AMI Total 0-30% AMI >30- 50% AMI >50- 80% AMI >80- 100% AMI Total NUMBER OF HOUSEHOLDS Having 1 or more of four housing problems 3,995 3,500 1,604 380 9,479 3,600 2,605 2,785 1,265 10,255 Having none of four housing problems 685 2,850 6,005 3,709 13,249 1,270 4,125 10,380 6,340 22,115 Household has negative income, but none of the other housing problems 495 0 0 0 495 959 0 0 0 959 Table 7 – Housing Problems 2 Data Source: 2011-2015 CHAS 9.A.1.c Packet Pg. 246 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 47 OMB Control No: 2506-0117 (exp. 09/30/2021) 3. Cost Burden > 30% Renter Owner 0-30% AMI >30-50% AMI >50-80% AMI Total 0-30% AMI >30-50% AMI >50-80% AMI Total NUMBER OF HOUSEHOLDS Small Related 2,044 2,725 1,850 6,619 974 990 1,440 3,404 Large Related 575 730 245 1,550 225 304 600 1,129 Elderly 804 849 1,133 2,786 2,334 2,539 2,975 7,848 Other 765 900 1,357 3,022 630 493 650 1,773 Total need by income 4,188 5,204 4,585 13,977 4,163 4,326 5,665 14,154 Table 8 – Cost Burden > 30% Data Source: 2011-2015 CHAS 9.A.1.c Packet Pg. 247 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 48 OMB Control No: 2506-0117 (exp. 09/30/2021) 4. Cost Burden > 50% Renter Owner 0-30% AMI >30-50% AMI >50-80% AMI Total 0-30% AMI >30-50% AMI >50-80% AMI Total NUMBER OF HOUSEHOLDS Small Related 1,950 1,015 305 3,270 749 635 455 1,839 Large Related 435 85 10 530 130 79 105 314 Elderly 674 740 390 1,804 2,054 1,369 1,395 4,818 Other 715 515 179 1,409 510 268 230 1,008 Total need by income 3,774 2,355 884 7,013 3,443 2,351 2,185 7,979 Table 9 – Cost Burden > 50% Data Source: 2011-2015 CHAS In Collier County, the majority of those households experiencing a housing problem are cost burdened or severely cost burdened. Households defined as “other” experience cost burden and severe cost burden at the highest rate. “Other” is a single person or a nonfamily household, meaning several non-related individuals sharing a household. Those small family households (2-4 family members) and those “other” households experience cost burden and severe cost burden at similar rates. Within the 50-80% AMI bracket, nearly half of those households experiencing severe cost burden are elderly households. This is most indicative of elderly homeowners that are living on a fixed income. 9.A.1.c Packet Pg. 248 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 49 OMB Control No: 2506-0117 (exp. 09/30/2021) 5. Crowding (More than one person per room) Renter Owner 0-30% AMI >30- 50% AMI >50- 80% AMI >80- 100% AMI Total 0-30% AMI >30- 50% AMI >50- 80% AMI >80- 100% AMI Total NUMBER OF HOUSEHOLDS Single family households 695 945 589 144 2,373 209 209 375 160 953 Multiple, unrelated family households 65 210 44 10 329 29 69 99 90 287 Other, non-family households 10 50 10 10 80 4 0 0 0 4 Total need by income 770 1,205 643 164 2,782 242 278 474 250 1,244 Table 10 – Crowding Information – 1/2 Data Source: 2011-2015 CHAS 9.A.1.c Packet Pg. 249 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 50 OMB Control No: 2506-0117 (exp. 09/30/2021) Renter Owner 0-30% AMI >30- 50% AMI >50- 80% AMI Total 0-30% AMI >30- 50% AMI >50- 80% AMI Total Households with Children Present 0 0 0 0 0 0 0 0 Table 11 – Crowding Information – 2/2 Describe the number and type of single person households in need of housing assistance. Estimates of the number of single person households in need of housing assistance are not available for Collier County. In Tables 8 and 9 above, non-elderly single person households are included in the “other” households category, along with non-family households, such as roommates or non-married partner households. Table 8 shows that there are an estimated 3,022 “other” renter households and 1,773 “other” owner households with low or moderate incomes who spend more than 30% of their income on housing. Of these, 48% of renter households and 73% of owner households are also severely cost burdened, meaning that they spend over 50% of their income on housing and may be in the need of housing assistance. Estimate the number and type of families in need of housing assistance who are disabled or victims of domestic violence, dating violence, sexual assault, and stalking. According to the 2015-2019 5-Year American Community Survey, there are an estimated 42,528 disabled persons in Collier County, comprising about 11.5% of its population. While housing need is not estimated for the disabled population, the ACS does provide poverty rates by disability status, which can serve as an indicator of potential need, given that households with lower incomes are more likely to have a housing problem. For persons aged 18 to 64, 25% of the disabled population (11,670 persons) is impoverished, compared to 13% of the non-disabled population. For seniors, the poverty rate of disabled persons is 9% (1,983 persons) compared to 6% for those without a disability. Thus, poverty rates suggest that disabled adults in Collier County would be more likely to have difficulty affording housing than their non-disabled counterparts. Additionally, a limited supply of accessible housing, the cost of making needed modifications, and the limited availability of supportive housing for persons with developmental or substance abuse disabilities represent housing needs for the County’s disabled population. 9.A.1.c Packet Pg. 250 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 51 OMB Control No: 2506-0117 (exp. 09/30/2021) According to the 2021 Point in Time Count, the County served 122 victims of domestic violence, dating violence, sexual assault, or stalking who were in need of housing assistance. Input from housing and homeless services providers, however, indicates a continued need for housing for domestic violence victims in Collier County. The Shelter for Abused Women & Children operates two 60-bed emergency shelters in Naples and Immokalee as well as nine transitional living cottages in Naples. According to their 2019-2020 Impact Report, there were 1,686 Collier County domestic violence calls to 911 in 2019. As evidence of the continuing need for housing for domestic violence victims, in its last fiscal year, The Shelter provided over 1,500 nights of housing to women and their children, over 14,689 hours of counseling, and education regarding domestic abuse to more than 20,000 professionals and community members. What are the most common housing problems? By far the most common housing problems in Collier County for both owners and renters are cost burdening and severe cost burdening. Table 8 reveals that 13,977 low- and moderate-income renter households spend more than 30% of their income on housing, as do 14,154 low- and moderate-income owner households. Taken together, there are 28,131 cost burdened households with incomes below 80% AMI. Of these, 14,992 households have a severe cost burden (7,013 renters and 7,979 owners), comprising 31% of total low- and moderate-income households, as Table 9 displays. The high rates of cost burden indicate that many households in the County are not able to adequately save for unexpected events and occasionally even planned expenses. It is important to consider that cost burden impacts households across all income brackets. During stakeholder engagements, community members consistently brought up the issue of limited housing options as a concern. This goes past just affordability, but includes accessibility, proximity to household needs, and size. Households may often choose to be cost burdened in lieu of choosing a housing unit that costs less than 30% of their income. This circumstance impacts low- and moderate-income households most often, and more specifically renter households. Crowding (more than one person per room) affects 2,618 renters and 994 owners with low and moderate incomes, or 9% of all households in that income group (Table 10), a considerably lower share than are affected by cost burdens or severe cost burdens. Substandard housing (lacking complete plumbing or kitchen facilities) affects the smallest number of low- and moderate-income households in Collier County: 355 renters and 214 owners, or 2% of all households with incomes under 80% AMI, according to Table 7. Staff opinion, consultation, and citizen participation demonstrated that the most common housing problems were deferred maintenance, lack of income/savings for down payments, and poor credit scores. These are all consistent with the needs of cost burdened households, and strategies such as housing rehabilitation and down payment assistance were identified as solutions to these problems. Are any populations/household types more affected than others by these problems? 9.A.1.c Packet Pg. 251 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 52 OMB Control No: 2506-0117 (exp. 09/30/2021) Households with incomes lower than 80% AMI are more affected by housing cost burdens and thus, have the greatest needs. The data in Table 8 reveals that 13,977 low- and moderate-income renter households spend more than 30% of their income on housing, as do 14,154 low- and moderate-income owner households. Over 31% of low-income households are severely cost burdened. Describe the characteristics and needs of Low-income individuals and families with children (especially extremely low-income) who are currently housed but are at imminent risk of either residing in shelters or becoming unsheltered 91.205(c)/91.305(c)). Also discuss the needs of formerly homeless families and individuals who are receiving rapid re-housing assistance and are nearing the termination of that assistance. Individuals with an imminent risk of residing in shelters or becoming unsheltered typically have a combination of financial factors present in their lives: lack of living wage job, rent consuming more than 30% of their income, and high childcare, medical, or transportation costs. In addition to these factors, individuals at risk of homelessness will often have additional issues present such as family conflicts, domestic violence, doubling up with family members, recent crisis, housing with code or safety violations, family members with disabilities, criminal histories, history of mental health or chemical dependency, difficulty navigating systems to access public benefits or community-based services, and prior experience with homelessness. For formerly homeless families and individuals receiving rapid re-housing assistance but nearing the termination of that assistance, key needs include access to Social Security disability and other benefits; stable employment or access to mainstream job training, employment, and education programs; linkages to health and mental health services; convenient access to affordable childcare and transportation; and continued case management and supportive services. If a jurisdiction provides estimates of the at-risk population(s), it should also include a description of the operational definition of the at-risk group and the methodology used to generate the estimates: Collier County does not prepare estimates of its at-risk population. The Collier County Continuum of Care (CoC) uses HMIS to collect and track data on housing and services to persons experiencing homelessness and who are at-risk of homelessness. The CoC utilizes HUD’s official definition of at-risk for homelessness released in January 2012. There are three categories to the definition: Individuals and Families; Unaccompanied Children and Youth, and Families with Children and Youth. The Collier County Hunger and Homeless Coalition’s 2021 Point-in-Time Count of homeless persons identified 568 persons who are experiencing homelessness. Including people staying temporarily with family or friends, in a hotel or motel, or sharing a home on a more or less permanent basis with another family, often living in crowded or inadequate conditions, this number increases to 1,373 persons experiencing homelessness. 9.A.1.c Packet Pg. 252 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 53 OMB Control No: 2506-0117 (exp. 09/30/2021) Specify particular housing characteristics that have been linked with instability and an increased risk of homelessness. The characteristic most closely linked to housing instability is a household’s financial circumstance. Cost burden places households in a situation where unexpected expenses or sheer time of deficit spending may cause a household to become homeless. The United Way Asset Limited, Income Constrained, Employed (ALICE) Report found that 30% of Collier County households earn the ALICE survival budget or less. The ALICE Report looks at working families and their ability to afford basic needs for the households such as food, clothing, healthcare, transportation, housing, taxes, etc. As cost of housing is a single variable, there are others, too, that may place a household in a vulnerable financial position and increase the chance of becoming homeless. A household that incurs childcare costs that ultimately earns less than 80% of the area median income is at-risk. Additionally, the frequent moves of families who are homeless or at risk of homelessness has placed additional barriers to educational attainment for children. The high housing costs puts household at risk of homelessness at any given time, it is impossible to know which of those households will experience domestic violence, the loss of a job, a death, a health event, or another adverse circumstance that can trigger homelessness. It is extremely difficult to predict the next homeless cases among those who are currently housed. Low incomes and high housing cost burdens are two housing characteristics linked with instability and an increased risk of homelessness. Renters with incomes under 30% AMI and housing costs burdens over 50% are at risk of homelessness, especially if they experience a destabilizing event such as a job loss, reduction in hours, or medical emergency/condition. Additionally, families or individuals doubling up with other, unrelated households are at an increased risk of homelessness. In Collier County, there are 3,774 extremely low-income renter households (under 30% AMI) spending more than 50% of their income on housing. Collier County also has 770 households comprised of multiple, unrelated families living together in overcrowded conditions. Households with members that are elderly, have a disability, or require regular supportive services are also at greater risk. These households, no matter the income bracket, often spend more financial resources on care for these individuals. The care may require time away from work by a family member or require hired help or fee-for-service. In any case, these households are more financially vulnerable; if these households are also earning less than 80% of the area median income, the data shows that this household is likely also cost burdened. These types of households are at increased risk of homelessness. 9.A.1.c Packet Pg. 253 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 54 OMB Control No: 2506-0117 (exp. 09/30/2021) NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole. Introduction HUD defines a disproportionately greater number of housing problems by a racial or ethnic group as when a group experiences housing problem at a rate more than 10% greater than the income group as a whole. The data summarizes the percentage of each minority group experiencing any of the four housing problems: cost burden (paying more than 30% of income for housing); overcrowding (more than one person per room); and lacking complete kitchen facilities or complete plumbing facilities (substandard housing). Income classifications are defined as: extremely low-income (under 30% of HAMFI); low-income (between 30 and 50%); moderate-income (between 50 and 80%); and middle-income (between 80 and 100%). The 2011-2015 CHAS data provided in the tables below include households with or more of the following housing problems: lack of complete kitchen facilities lack of complete plumbing facilities overcrowding (i.e., more than one person per room) cost burden greater than 30% (i.e., spending more than 30% of income on housing-related costs). 0%-30% of Area Median Income 77% of households in Collier County , at extremely low incomes, have one or more housing problems (8,480 as shown in Table 12). Whites and American Indian, Alaska Native are somewhat less likely to experience a housing need (72% and 50%, respectively), while African Americans, Asians, and Hispanics are more so (84-92%). At 0-30% of Area Median Income, Asians (92%) have a disproportionately greater need than the jurisdiction as a whole. 9.A.1.c Packet Pg. 254 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 55 OMB Control No: 2506-0117 (exp. 09/30/2021) Housing Problems Has one or more of four housing problems Has none of the four housing problems Household has no/negative income, but none of the other housing problems Jurisdiction as a whole 8,480 1,070 1,454 White 4,700 755 1,114 Black / African American 1,010 60 130 Asian 44 0 4 American Indian, Alaska Native 8 4 4 Pacific Islander 0 0 0 Hispanic 2,675 240 200 Other 43 11 2 Table 12 - Disproportionally Greater Need 0 - 30% AMI Data Source: 2011-2015 CHAS *The four housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30% 30%-50% of Area Median Income Over three-quarters of households with incomes from 30% to 50% AMI have one or more housing problems (76% or 9,960 households). Asians and Whites face housing problems at a somewhat lower rate (55% and 69%, respectively), while other racial/ethnic groups face needs at a higher rate than the jurisdiction as a whole. Two groups have a disproportionately greater rate of housing problems: 88% of African American and 71% of the 14 American Indians/Alaska Natives households have one or more housing needs. 9.A.1.c Packet Pg. 255 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 56 OMB Control No: 2506-0117 (exp. 09/30/2021) Housing Problems Has one or more of four housing problems Has none of the four housing problems Household has no/negative income, but none of the other housing problems Jurisdiction as a whole 9,960 3,135 0 White 5,100 2,305 0 Black / African American 1,130 148 0 Asian 30 25 0 American Indian, Alaska Native 10 4 0 Pacific Islander 0 0 0 Other 51 19 0 Hispanic 3,639 634 0 Table 13 - Disproportionally Greater Need 30 - 50% AMI Data Source: 2011-2015 CHAS *The four housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30% 50%-80% of Area Median Income Of the 20,795 Collier County households with low incomes, 53% have at least one housing problem. As in other income groups, moderate income Whites face housing needs at a somewhat lower proportion than the county overall (51%), while African Americans and Hispanics have higher rate of housing problems (67% and 55%, respectively). Asians have a disproportionately higher incidence of housing need 86% or 189 households. 9.A.1.c Packet Pg. 256 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 57 OMB Control No: 2506-0117 (exp. 09/30/2021) Housing Problems Has one or more of four housing problems Has none of the four housing problems Household has no/negative income, but none of the other housing problems Jurisdiction as a whole 11,045 9,750 0 White 7,370 7,079 0 Black / African American 709 343 0 Asian 189 30 0 American Indian, Alaska Native 0 19 0 Pacific Islander 0 0 0 Other 52 79 0 Hispanic 2,725 2,200 0 Table 14 - Disproportionally Greater Need 50 - 80% AMI Data Source: 2011-2015 CHAS *The four housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30% 80%-100% of Area Median Income Of the middle-income households in Collier County, 38% or 4,425 have at least one housing problem. No group has a disproportionately greater need than the jurisdiction as a whole. 9.A.1.c Packet Pg. 257 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 58 OMB Control No: 2506-0117 (exp. 09/30/2021) Housing Problems Has one or more of four housing problems Has none of the four housing problems Household has no/negative income, but none of the other housing problems Jurisdiction as a whole 4,425 7,259 0 White 3,170 4,909 0 Black / African American 255 490 0 Asian 49 44 0 American Indian, Alaska Native 8 55 0 Pacific Islander 0 0 0 Other 10 76 0 Hispanic 933 1,685 0 Table 15 - Disproportionally Greater Need 80 - 100% AMI Data Source: 2011-2015 CHAS *The four housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30% Discussion Overall, 2011-2015 CHAS data regarding housing problems by income level and race/ethnicity show that need is more common at low incomes households face one or more housing problems. Six groups experience a disproportionately greater incidence of housing needs than the county as a whole. They include low income (30-50% AMI) African American households (of whom 84% face a housing problem) and Asian households (92%) compared to 77% of the jurisdiction as a whole. At moderate incomes (50-80% AMI), African 9.A.1.c Packet Pg. 258 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 59 OMB Control No: 2506-0117 (exp. 09/30/2021) Americans and Asians face a disproportionate need (67% and 86%, respectively, compared to 53% for the jurisdiction as a whole. Finally, at middle incomes, no group has a disproportionately greater need than the jurisdiction as a whole. NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole. Introduction HUD defines a disproportionately greater housing need when a racial or ethnic group experiences housing problems at a rate over 10percentage points than that of the corresponding income level as a whole. The data table below summarizes the percentage of each racial/ethnic group experiencing housing problems by HUD Adjusted Median Family Income (HAMFI) levels. Where the HUD tables below report AMI, they refer to HAMFI. Housing problems include: • Lacks complete kitchen facilities. • Lacks complete plumbing facilities. • More than 1.5 persons per room • Cost Burden over 50% 9.A.1.c Packet Pg. 259 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 60 OMB Control No: 2506-0117 (exp. 09/30/2021) 0%-30% of Area Median Income At extremely low incomes, 69% of households in Collier County experience a severe housing problem (7,595 households). About two- thirds of Whites have a severe housing need (65%), as do 76% of African Americans and 74% of Hispanics. Asian households face severe housing problems at a disproportionately greater rate (92% or 44 households). Severe Housing Problems* Has one or more of four housing problems Has none of the four housing problems Household has no/negative income, but none of the other housing problems Jurisdiction as a whole 7,595 1,955 1,454 White 4,270 1,180 1,114 Black / African American 915 154 130 Asian 44 0 4 American Indian, Alaska Native 8 4 4 Pacific Islander 0 0 0 Other 48 17 2 Hispanic 2,310 600 200 Table 16 – Severe Housing Problems 0 - 30% AMI Data Source: 2011-2015 CHAS *The four severe housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50% 9.A.1.c Packet Pg. 260 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 61 OMB Control No: 2506-0117 (exp. 09/30/2021) 30%-50% of Area Median Income At very low incomes (30-50% AMI), 46% or 6,105 Collier County households have a severe housing problem. Whites (44%) and Hispanics (49%) face severe housing problems at rates relatively close to that of the County. African Americans have a disproportionately high rate of severe housing needs – 58% of the 1,285 households have one or more severe housing needs. Severe Housing Problems* Has one or more of four housing problems Has none of the four housing problems Household has no/negative income, but none of the other housing problems Jurisdiction as a whole 6,105 6,975 0 White 3,230 4,185 0 Black / African American 740 545 0 Asian 0 55 0 American Indian, Alaska Native 0 14 0 Pacific Islander 0 0 0 Other 36 1 0 Hispanic 2,099 2,175 0 Table 17 – Severe Housing Problems 30 - 50% AMI Data Source: 2011-2015 CHAS *The four severe housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50% 9.A.1.c Packet Pg. 261 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 62 OMB Control No: 2506-0117 (exp. 09/30/2021) 50%-80% of Area Median Income At 50-80% AMI, 21% of low-income households have one or more severe housing needs (4,389 households). At this income level, two racial/ethnic groups have disproportionately high rates of severe housing needs: African Americans (39% or 409 households) and Asians (77% or 1,060 households). Severe Housing Problems* Has one or more of four housing problems Has none of the four housing problems Household has no/negative income, but none of the other housing problems Jurisdiction as a whole 4,389 16,385 0 White 2,720 11,719 0 Black / African American 409 639 0 Asian 174 50 0 American Indian, Alaska Native 0 19 0 Pacific Islander 0 0 0 Other 26 93 0 Hispanic 1,060 3,865 0 Table 18 – Severe Housing Problems 50 - 80% AMI Data Source: 2011-2015 CHAS *The four severe housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50% 9.A.1.c Packet Pg. 262 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 63 OMB Control No: 2506-0117 (exp. 09/30/2021) 80%-100% of Area Median Income At middle incomes, 14% or 1,645 households have a severe housing problem. African Americans have a disproportionately high rate of severe housing needs (23% or 1,080 households). Severe Housing Problems* Has one or more of four housing problems Has none of the four housing problems Household has no/negative income, but none of the other housing problems Jurisdiction as a whole 1,645 10,049 0 White 1,080 6,999 0 Black / African American 169 575 0 Asian 4 90 0 American Indian, Alaska Native 4 59 0 Pacific Islander 0 0 0 Other 3 91 0 Hispanic 385 2,235 0 Table 19 – Severe Housing Problems 80 - 100% AMI Data Source: 2011-2015 CHAS *The four severe housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50% 9.A.1.c Packet Pg. 263 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 64 OMB Control No: 2506-0117 (exp. 09/30/2021) Discussion Overall, severe housing problems are most acute at lower income levels. A little over two-thirds (69%) of Collier County households with incomes below 30% AMI face a severe need, as do 69% in the 30-50% AMI income range. As incomes increase, rates of severe housing problems lessen, dropping to 21% at the 50-80% AMI income level and 14% at the 80-100% AMI level. African American households face disproportionately high rate of severe housing needs at three income levels: low, moderate, and middle incomes. Asians are disproportionately affected by severe housing needs at the very low and moderate level incomes. NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole. Introduction: Per HUD definitions, a “disproportionate need” exists when any group has a housing need that is 10% or higher than the jurisdiction as a whole. A household is considered cost burdened when they are paying more than 30% of their income towards housing costs, including utilities. This section analyzes the extent of cost burden and identifies populations that are disproportionately affected. Housing Cost Burden Housing Cost Burden <=30% 30-50% >50% No / negative income (not computed) Jurisdiction as a whole 71,165 21,060 17,399 1,485 White 57,740 13,975 11,925 1,130 Black / African American 2,209 1,345 1,299 130 Asian 545 165 214 4 American Indian, Alaska Native 145 14 8 4 9.A.1.c Packet Pg. 264 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 65 OMB Control No: 2506-0117 (exp. 09/30/2021) Housing Cost Burden <=30% 30-50% >50% No / negative income (not computed) Pacific Islander 0 0 0 0 Other 552 71 114 2 Hispanic 9,974 5,490 3,839 215 Table 20 – Greater Need: Housing Cost Burdens AMI Data Source: 2011-2015 CHAS Discussion: According to Table 20, 19% of households in Collier County spend 30-50% of their income on housing-related costs. African American and Latino households are more likely to spend within this range when compared to the jurisdiction overall (26% and 28%, respectively). No racial or ethnic group is disproportionately likely to fall within this category. Severely cost burdened households (i.e., households spending more than 50% of their income on housing) account for 16% of Collier County households, an estimated 17,399 households county wide. Rates of severe cost burdening by race and ethnicity range from 18% for Whites to 30% for African Americans, not including Pacific Islander households, of whom zero face severe cost burdens. African Americans are the only group to face a disproportionately high rate of severe cost burdening (30% versus 16% for the jurisdiction as a whole). Combining the 30-50% and over 50% cost ranges shows that there is a total of 48,049 cost burdened households in Collier County, which constitutes 35% of the county’s total households. By race and ethnicity, rates of cost burdening range from 13% for American Indians/Alaska Natives to 53% for African Americans. Two groups are disproportionately likely to be cost burdened: African Americans (53% or 2,644 households) and Hispanics (48% or 9,329 households). 9.A.1.c Packet Pg. 265 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 66 OMB Control No: 2506-0117 (exp. 09/30/2021) NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2) Are there any Income categories in which a racial or ethnic group has disproportionately greater need than the needs of that income category as a whole? The data in the Disproportionately Greater Need section of this document (NA-15 through NA-25) reflects that there are certain races and/or ethnicities that experience housing problems and cost burden at disproportionately higher rates as compared to all households within their same income bracket. This does not imply that explicit/overt policies or actions are being taken to create a market where minorities are not able to afford a quality home or a home at all. What the data in sections Needs Assessment -15 and -20 above more so reflect is the discrepancy in household income of minority populations as compared to the city as a whole. This discrepancy could be caused by a wide range of variables, but in any case, the end result is that a large number of minority households across all income brackets experience housing problems and/or cost burden at rates higher than their non-minority neighbors. Tables 12 through 20 identify several instances of disproportionately greater need, which are summarized below: 1. Housing Problems - At moderate incomes (50-80% AMI), African Americans and Asians face a disproportionate need (67% and 86%, respectively, compared to 53% for the jurisdiction as a whole. Finally, at middle incomes, no group has a disproportionately greater need than the jurisdiction as a whole. 2. Severe Housing Problems – African American households face disproportionately high rate of severe housing needs at three income levels: low, moderate, and middle incomes. Asians are disproportionately affected by severe housing needs at the very low and moderate level incomes. 3. Housing Cost Burdens - Two groups are disproportionately likely to be cost burdened: African Americans (53% or 2,644 households) and Hispanics (48% or 9,329 households). If they have needs not identified above, what are those needs? There is a need for greater distribution of affordable housing across all areas of the County. The primary housing-related needs are identified above and are reflected through the high number of households experiencing cost burden. An extremely low vacancy rate allows landlords, understanding that rental units will not stay vacant long, greater control. This very tight housing market disproportionately impacts low- and moderate-income households as a tight market has contributed to an increasingly expensive one. As rates increase, the portion of housing units on the market for low- and moderate-income residents becomes smaller and smaller. Compounding this, as noted above, minority households often earn less than white households. As minority households earn less and 9.A.1.c Packet Pg. 266 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 67 OMB Control No: 2506-0117 (exp. 09/30/2021) have fewer options for rental units, these low- and moderate-income minority populations are vulnerable to landlord-tenant disputes or discrimination in searching for a unit to rent or purchase. Are any of those racial or ethnic groups located in specific areas or neighborhoods in your community? According to the 2010 Census, Collier County’s minority population (including African American, Latino, Asian, Pacific Islander, and Native American/Alaska Native residents) is most heavily concentrated in five census tracts in the Immokalee area, where minority residents constitute over 90% of the population. The majority of the residents in these tracts are Latino, and the second largest share are African American. 9.A.1.c Packet Pg. 267 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 68 OMB Control No: 2506-0117 (exp. 09/30/2021) Ethnicity by Low-Income Census Tracts https://egis.hud.gov/cpdmaps/ Six other tracts have minority population shares above 50%. They include four tracts in Golden Gate, one in Naples Manor, and one in Naples near the Gordon River Apartments. In the census tract that includes the Gordon River Apartments, the majority of residents are African American; in the remaining tracts, Latinos make up the largest share. 9.A.1.c Packet Pg. 268 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 69 OMB Control No: 2506-0117 (exp. 09/30/2021) In summary, the African American and Latino Census Block maps display unique challenges faced by the segregated living patterns in Immokalee and Golden Gate and Naples Manor, that are also in transition. The unique challenges should be considered in examining strategies to invest and preserve neighborhoods, while also fostering more inclusive choices of housing county wide. NA-35 Public Housing – 91.205(b) Introduction The Collier County Housing Authority (CCHA) is an independent authority established under state law and is separate from the general control of the County. The mission of the CCHA is to offer a choice of decent safe and diverse affordable housing, with opportunity for low- income households to achieve economic independence in living environments free from discrimination. The Authority fulfills this mission by offering a variety of subsidized housing options to low-income residents of Collier County. The CCHA owns and manages four public housing developments: 276 units of low-income housing in Farm Worker Village, 315 units of farm labor housing also in Farm Worker Village, 30 units of farm labor housing known as Collier Village and a 192-bed dormitory known as Horizon Village. In addition, the Authority serves an estimated 3100 plus people through the administration of the Section 8 rental assistance program and Family Self Sufficiency Program to provide support services targeted to low, elderly, disabled and homeless that live in Collier County. The Housing Authority also administers approximately 4 Section 8 Housing Choice Vouchers. Unlike most public housing authorities, CCHA has no HUD-funded public housing units. Their primary funding is from The United States Department of Agriculture (USDA). 9.A.1.c Packet Pg. 269 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 70 OMB Control No: 2506-0117 (exp. 09/30/2021) Totals in Use Program Type Certificate Mod- Rehab Public Housing Vouchers Total Project - based Tenant - based Special Purpose Voucher Veterans Affairs Supportive Housing Family Unification Program Disabled * # of units vouchers in use 0 0 0 440 0 438 1 1 0 Table 21 - Public Housing by Program Type *includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Data Source: PIC (PIH Information Center) 9.A.1.c Packet Pg. 270 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 71 OMB Control No: 2506-0117 (exp. 09/30/2021) Characteristics of Residents Program Type Certificate Mod- Rehab Public Housing Vouchers Total Project - based Tenant - based Special Purpose Voucher Veterans Affairs Supportive Housing Family Unification Program Average Annual Income 0 0 0 12,798 0 12,791 17,509 11,088 Average length of stay 0 0 0 6 0 6 1 8 Average Household size 0 0 0 2 0 2 3 1 # Homeless at admission 0 0 0 0 0 0 0 0 # of Elderly Program Participants (>62) 0 0 0 161 0 160 0 1 # of Disabled Families 0 0 0 105 0 104 1 0 # of Families requesting accessibility features 0 0 0 440 0 438 1 1 # of HIV/AIDS program participants 0 0 0 0 0 0 0 0 # of DV victims 0 0 0 0 0 0 0 0 9.A.1.c Packet Pg. 271 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 72 OMB Control No: 2506-0117 (exp. 09/30/2021) Table 22 – Characteristics of Public Housing Residents by Program Type Data Source: PIC (PIH Information Center) Race of Residents Program Type Race Certificate Mod- Rehab Public Housing Vouchers Total Project - based Tenant - based Special Purpose Voucher Veterans Affairs Supportive Housing Family Unification Program Disabled * White 0 0 0 276 0 274 1 1 0 Black/African American 0 0 0 162 0 162 0 0 0 Asian 0 0 0 1 0 1 0 0 0 American Indian/Alaska Native 0 0 0 1 0 1 0 0 0 Pacific Islander 0 0 0 0 0 0 0 0 0 Other 0 0 0 0 0 0 0 0 0 *includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 23 – Race of Public Housing Residents by Program Type 9.A.1.c Packet Pg. 272 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 73 OMB Control No: 2506-0117 (exp. 09/30/2021) Data Source: PIC (PIH Information Center) Ethnicity of Residents Program Type Ethnicity Certificate Mod- Rehab Public Housing Vouchers Total Project - based Tenant - based Special Purpose Voucher Veterans Affairs Supportive Housing Family Unification Program Disabled * Hispanic 0 0 0 176 0 176 0 0 0 Not Hispanic 0 0 0 264 0 262 1 1 0 *includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 24 – Ethnicity of Public Housing Residents by Program Type Data Source: PIC (PIH Information Center) 9.A.1.c Packet Pg. 273 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 74 OMB Control No: 2506-0117 (exp. 09/30/2021) Section 504 Needs Assessment: Describe the needs of public housing tenants and applicants on the waiting list for accessible units: Of the CCHA’s 440 Housing Choice Voucher holders, 105 (24%) were disabled and 161 (37%) were over the age of 62 according to the HUD PIC data displayed in the tables above. These resident characteristics indicate a significant need for accessible housing units. When interviewed for input related to this plan, CCHA staff underscored this need, characterizing the existing housing stock in the County as having very few accessible units. Another need of people with disabilities who may be CCHA residents or on the waiting list is transportation. Enhanced paratransit and regular bus service would assist these residents in being better able to access services. Most immediate needs of residents of Public Housing and Housing Choice voucher holders The most immediate needs of CCHA’s clients are for more affordable housing options, transportation, and childcare. Despite the Housing Choice Vouchers and farmworker housing available through CCHA, there are approximately 1,000 applicants on the voucher waiting list and the list is closed. Rents in the private market are increasing and vouchers cannot keep pace, causing even those with vouchers to have difficulty finding affordable housing. Transportation, both paratransit and regular bus service is an additional need. Routes and hours are limited, making it difficult for voucher holders to access or maintain employment. There are a few programs in the area that provide assistance with the cost of childcare, which is necessary for parents of young children who need to work or look for work. These existing programs work well but cannot meet the high level of need. How do these needs compare to the housing needs of the population at large? The needs of public housing residents and housing choice voucher holders are largely consistent with the needs of the low- and moderate-income population at large. In the general population, tenants are concerned about the quality and affordability of their existing housing. Without the housing subsidies and other supports provided by CCHA, some of the affordability issues faced by the general population are even more acute. 9.A.1.c Packet Pg. 274 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 75 OMB Control No: 2506-0117 (exp. 09/30/2021) NA-40 Homeless Needs Assessment – 91.205(c)Introduction: A variety of housing and shelter models are available within the community including emergency shelter (ES), transitional housing (TH), permanent supportive housing (PSH), rapid re-housing (RRH).: This section provides an assessment of Collier County’s homeless population and their needs. Data is provided by the Hunger and Homeless Coalition’s 2021 Point in Time Counts (PITC) of sheltered and unsheltered homeless persons in Collier County. If data is not available for the categories "number of persons becoming and exiting homelessness each year," and "number of days that persons experience homelessness," describe these categories for each homeless population type (including chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth): The Collier County Hunger and Homeless Coalition conducts an annual Point-in-Time Count of homeless persons in Collier County in January of each year. Volunteers for the count included members of the civic and business community, homeless and formerly homeless individuals, and CoC member agency staff. Volunteers attended a training session prior to the count. The table that follows provides the results of the Hunger and Homeless Coalition’s 2021 Point-in-Time Count. As shown, there were 568 homeless persons counted in 2021. In 2021, veterans constituted 5.6% (34 persons), up slightly (29 persons) from the prior year. As of 2021, the largest share of homeless persons was either persons with chronic substance abuse issues (34.85%), individuals with serious mental illness (29.75%), victims of domestic violence (21.47%), and seniors made up 8.6% of the homeless population. These numbers are indicative of a need for housing with supportive services for both persons with disabilities and persons with substance abuse issues. Youth made up a significant share of Collier County’s homeless population. According to the 2021 point-in-time count, on the night of the count, 19.19% or 48 households with 109 children were homeless. Of these 109 children, 53 were in emergency shelter, 44 were in transitional shelter and 12 were unsheltered., which was 21% in 2020. In addition to the Point-in-Time Counts, homeless youth are also counted by the public schools’ liaison for homeless education, who reported serving 805 homeless students. In addition to children who met HUD’s definition of homeless, this count also includes children in families doubling-up with another household, unaccompanied youth staying with friends or family, and children awaiting foster care placement. A person is considered “chronically homeless” when they experience homelessness for a period of 12 consecutive months, or experience four episodes of homelessness within the past three years that total 12 or more months and have a long-term disability. 9.A.1.c Packet Pg. 275 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 76 OMB Control No: 2506-0117 (exp. 09/30/2021) Patterns of homelessness reflect those who are unable to self-resolve their homelessness, are experiencing chronic homelessness, and who are not being adequately served by existing homeless system resources and capacity. Data was not available for 2021, but prior year data was used to draw comparisons of chronic homelessness and to portray a snapshot of this issue within the County. The number of chronically homeless people decreased from 88 in 2019 to 80 in 2020. As a share of the total homeless population, chronically homeless persons decreased from previous years in which the share fluctuated from increased. Address coordinated assessment Coordinated Entry is a streamlined system designed to efficiently match people experiencing homelessness or those at-risk of homelessness to available housing, shelter, and services. It prioritizes those who are most in need of assistance and provides crucial information that helps the Continuum of Care strategically allocate resources. 9.A.1.c Packet Pg. 276 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 77 OMB Control No: 2506-0117 (exp. 09/30/2021) Nature and Extent of Homelessness 2020 Point-in-Time Count 2021 Point-in-Time Count Number Counted Share of Total Number Counted Share of Total Total 603 100% 568 100% HOMELESS STATUS Emergency Shelter 252 42% 245 43.13% Transitional Housing 183 30% 179 31.54% Unsheltered 168 28% 144 25.35% SUBPOPULATIONS Veterans 29 5% 34 5.98% Seniors (over 62) 47 8% 49 8.62% Chronically Homeless 80 13% Data Not Available Data Not Available Serious Mental Illness 127 21% 169 29.75% Chronic Substance Abuse 155 26% 198 34.85% HIV/AIDS 2 0% Data Not Available Data Not Available Victims of Domestic Violence 95 16% 122 21.47% CHILDREN AND YOUTH Children in Families 121 20% 109 19.19% Unaccompanied Youth 7 1% 183 32.21% Homeless Students 1039 N/A 805 N/A Data Source: Hunger & Homeless Coalition of Collier County; Point-in-Time Count 2020 and Point-in-Time Count 2021 Estimate the number and type of families in need of housing assistance for families with children and the families of veterans. 9.A.1.c Packet Pg. 277 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 78 OMB Control No: 2506-0117 (exp. 09/30/2021) While the Point-in-Time Counts did not include the number of families with children in need of housing assistance, the 2021 count did record the number of children living in homeless families. According to the 2021 Point-in-Time Count, 109 children (under 18) were homeless, which represents 19.19% of the total homeless population counted. There were 34 or 5.98% of homeless veterans were counted. Describe the Nature and Extent of Homelessness by Racial and Ethnic Group. Race and Ethnicity data was not available for the most recent point-in-time count conducted in 2021. The most recent data available on race and ethnicity was reported in the in the 2020 CoC Homeless Assistance Programs Homeless Populations and Subpopulations Report. The report shows that in 2020 there was a total of 603 homeless persons of which 475 were White, 85 were black, 23 were Multi-racial, 6 were Asian, and 14 were American Indian or Alaska Native. The data also revealed that there were 54 Hispanic/Latino persons who were homeless. Describe the Nature and Extent of Unsheltered and Sheltered Homelessness. As of the 2021 count, a large majority of Collier County’s homeless population was sheltered (74.67%), with 25.35% unsheltered. Of the sheltered population, most (43.13%) were in an emergency shelter. These percentages were increases from the 2021 point-in-count numbers for shelter and unsheltered individuals. NA-45 Non-Homeless Special Needs Assessment - 91.205 (b, d) Introduction: Non-homeless special needs characteristics describe the various subpopulations of Collier County who are not homeless but may require supportive services, including. • elderly, • frail elderly, • persons with disabilities (mental, physical, developmental), • persons with HIV/AIDS, • persons with alcohol or drug addiction, • victims of domestic violence, • persons with a criminal record, • those who have limited English proficiency, • and those who are transportation disadvantaged. Persons belonging to this population may have additional needs before, during, and after an incident in functional areas including but not limited to maintaining independence, communication, transportation, supervision, and medical care. The section below will describe why identifying the characteristics and needs of these sub-populations is essential to the planning process for these federal dollars. 9.A.1.c Packet Pg. 278 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 79 OMB Control No: 2506-0117 (exp. 09/30/2021) Describe the characteristics of special needs populations in your community: Both the elderly and persons with disabilities have difficulties in finding accessible and affordable housing. In addition to housing, these populations are challenged to find transportation and other supportive services. Persons with alcohol and other drug addiction problems often have difficulty finding resources and treatment facilities including the lack of a central point reference for persons seeking assistance. Persons living with HIV/AIDS are more likely to have income instability because of their medical condition and this can lead to the increased likelihood of homelessness. The needs of victims of domestic violence can vary to include shelter, transitional, and long-term housing, medical, counseling, and legal services. What are the housing and supportive service needs of these populations and how are these needs determined? The primary housing and supportive needs of these subpopulations (the elderly, frail elderly, persons with disabilities, persons with HIV/AIDS and their families, persons with alcohol or drug addiction, victims of domestic violence, and persons with a criminal record and their families) were determined by input from both service providers and the public through the survey, public meetings, and stakeholder interviews. These needs include affordable, safe housing opportunities in areas with access to transportation and paratransit, commercial and job centers, and social services including counseling, case management, and subsidies for childcare, and for education regarding fair housing rights and actions that can be taken in the event those rights are violated. Persons with disabilities often require accessible features and ground floor housing units and use of supportive/therapeutic animals. Victims of domestic violence need safe housing, removal of barriers to relocation, and protection from perpetrators. Persons with criminal records and their families may be disqualified from public housing or Section 8 rental assistance, and accordingly, assistance with housing for low-income members of this subpopulation must be provided by other nongovernmental organizations. Interviews with stakeholders and residents indicated that residents with alcohol and substance abuse histories, as well as victims of domestic violence may have criminal records. While the scope of supportive services varies based upon an individual’s characteristics, the following is a list of services commonly needed by non-homeless people with special needs. These services may be provided either on- or off-site: Accessible Housing Crisis Hotline Health Care Advocacy, referral, information Education Legal Assistance Case Management Employment Training Childcare Family & Caregiver Support 9.A.1.c Packet Pg. 279 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 80 OMB Control No: 2506-0117 (exp. 09/30/2021) Counseling Financial assistance Discuss the size and characteristics of the population with HIV/AIDS and their families within the Eligible Metropolitan Statistical Area: Knowing how many people diagnosed with HIV infection each year, and their stage of disease at diagnosis, is important for planning and resource allocation and for monitoring trends and disparities between groups. Similarly, monitoring HIV incidence is critical for allocating resources and evaluating the effectiveness of HIV testing and other prevention programs. Improved surveillance methods allow resources to be better directed for programs and resources to the populations most affected. According to the Florida Department of Health, there were 263 persons with HIV (PWH) compared to the state of Florida at 548.6 for all modes of exposure and age groups. The rate of diagnosis for the County was 9.8 compared to 21.6 for the state of Florida for all modes of exposure and age groups. NA-50 Non-Housing Community Development Needs – 91.215 (f) Describe the jurisdiction’s need for Public Facilities: The top needs for public facilities in Collier County include the need for: • drainage improvements, • sewer improvements, • street improvements, • and water system improvements, • as senior centers, • youth centers • libraries Residents described that Collier County has put in sufficient efforts to ensure that there are equal resources like parks, public safety facilities, and recreational facilities throughout the County. The Needs Assessment included public facilities and improvements that are eligible for CDBG grant funding: facilities that principally serve low- and moderate-income residents or are located in low- and moderate-income neighborhoods. Although not limited to these needs, the following were identified as needs in the jurisdictions through focus groups and community and agency surveys: • Improving facilities for human service agencies • Increasing development of childcare facilities • Improving substandard or deteriorated properties • Making improvements to public infrastructure (streets, curbs, sewer, and stormwater systems) 9.A.1.c Packet Pg. 280 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 81 OMB Control No: 2506-0117 (exp. 09/30/2021) Both the resident survey and the open house survey identified the need to support the acquisition and improvement of human service agency facilities as the highest priority need. This priority was also supported during stakeholder meetings. How were these needs determined? Public facilities needs were identified through a community assessment survey distributed to the public and a virtual public needs assessment meeting held during a virtual public meeting. Other resources consulted were prior plans and progress reports from Collier County. Describe the jurisdiction’s need for Public Improvements: Demolition or redevelopment of blighted properties was seen by Collier County residents as an important need. Additionally, the Collier Metropolitan Planning Organization (MPO) has undertaken several subarea studies of bicycle and pedestrian mobility in communities throughout the County. Though only a few individual communities have been studied to date, the MPO reports have indicated significant needs for sidewalks, bike lanes, and pedestrian safety improvements. For example, in Naples Manor, the MPO report graded the community with an overall level of service of D. of 31 streets in the community, only one had sidewalks on both sides of the road. The proximity of Lely High School and Parkside Elementary School to the area heighten the need for public improvements. Improved street lighting and the addition of street furniture, such as benches and signs, was often a frequent recommendation as well. Similar findings were contained in a separate MPO report on the Immokalee area. How were these needs determined? Public improvement needs were identified through a community assessment survey distributed to the public and a virtual public needs assessment meeting held during a virtual public meeting. Other resources consulted were prior plans and progress reports from Collier County. Describe the jurisdiction’s need for Public Services: Survey respondents identified the following public services as high needs: need for social services for low-income seniors, youth, mentally and physically disabled persons. a) Rental Assistance - Tenant subsidies exclusively for rental payments for eligible clients. These services could financial assistance to pay rent or utilities. b) Senior Services – Services that are exclusively provided for elderly persons with or without disabilities provided it is intended primarily to serve elderly. These services could include case management for staff working primarily with the elderly. c) Youth Services - Services that are exclusively provided for young people aged 13 to 19. For example, recreational services limited to teenagers and teen counseling programs. d) Childcare Services - Services that will benefit children (generally under age 13), including parenting skills classes. e) Services for Mentally Ill - Services addressing the mental health needs of residents of the community. These services could include case management for staff working primarily with the persons with mental illness. 9.A.1.c Packet Pg. 281 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 82 OMB Control No: 2506-0117 (exp. 09/30/2021) f) Services for Physically Disabled - Services for the persons with disabilities, regardless of age. These services could include case management for staff working primarily with the persons with physical disabilities. How were these needs determined? Public services needs were identified through a community assessment survey distributed to the public and a virtual public needs assessment meeting held during a virtual public meeting. Other resources consulted were prior plans and progress reports from Collier County. Housing Market Analysis MA-05 Overview Housing Market Analysis Overview: The housing market analysis contained in this report was developed by using primarily using data from the American Community Survey, CHAS, and other sources noted in the tables. The following information is based on the Census' American Community Survey 2011-2015. Numbers shown represent the Collier County. The total number of housing structures shown in the "All Residential Properties by Number of Units" table includes mobile homes and recreational vehicles, some of which may not be considered housing units by HUD. Of the 163,293 units in the County, 46% consist of two or more bedrooms. One-bedroom units are the smallest category of housing units. The rest is divided into single unit attached structures and multiple unit apartment buildings. While housing opportunities can be limited by household income and purchasing power, the lack of affordable housing options can result in a significant hardship for low-income households, preventing them from meeting other basic needs. Low-income residents often have fewer financial resources available for making monthly rent or mortgage payments. Those low-income residents who do choose to purchase a home must keep even more funds available for taxes, insurance, homeowners association fees, and home maintenance and repairs. Because home ownership requires significant investment for most residents, many low- and moderate-income households choose to rent their homes as opposed to purchasing one. Under most residential property leases, this option calls for less responsibility and less investment from the home occupant than if they were to purchase a home. MA-10 Number of Housing Units – 91.210(a)&(b)(2) Introduction This section explores the number and types of housing units in Collier County and whether or not the number of available units is sufficient to meet housing demand for the County. Data provided by the 2011-2015 ACS, as shown in Table 26, reveals 48% of the County’s housing stock was of single-family configuration with attached and detached unit structures. Of the 9.A.1.c Packet Pg. 282 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 83 OMB Control No: 2506-0117 (exp. 09/30/2021) 163,293 units in the County, 46% consist of two or more bedrooms. One-bedroom units are the smallest category of housing units. All residential properties by number of units Property Type Number % 1-unit detached structure 68,315 42% 1-unit, attached structure 9,645 6% 2-4 units 19,295 12% 5-19 units 35,720 22% 20 or more units 19,648 12% Mobile Home, boat, RV, van, etc 10,670 7% Total 163,293 100% Table 25 – Residential Properties by Unit Number Data Source: 2011-2015 ACS Unit Size by Tenure Owners Renters Number % Number % No bedroom 170 0% 820 2% 1 bedroom 1,360 2% 4,425 13% 2 bedrooms 25,750 33% 15,680 48% 3 or more bedrooms 50,923 65% 12,022 37% Total 78,203 100% 32,947 100% Table 26 – Unit Size by Tenure Data Source: 2011-2015 ACS 9.A.1.c Packet Pg. 283 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 84 OMB Control No: 2506-0117 (exp. 09/30/2021) Describe the number and targeting (income level/type of family served) of units assisted with federal, state, and local programs. The County administers a variety of housing programs to assist low- and moderate-income residents to afford and maintain housing. These are funded primarily through federal Community Development Block Grant and the HOME Investment Partnerships programs, through which the County utilizes public funds to address the priority needs and specific objectives identified in the Consolidated Plan. The lack of affordable housing in the County is a major obstacle for residents. This lack of affordable housing particularly affects low- and moderate-income households, seniors, people with disabilities, single head of households, and young adults. To foster the development of affordable housing, the County utilizes HOME resources to expand housing opportunities. Provide an assessment of units expected to be lost from the affordable housing inventory for any reason, such as expiration of Section 8 contracts. There are no anticipated losses of affordable housing inventory. Some affordable housing units have been lost due to the vast changes in the housing market. Homes lost to foreclosure or those that are short sold may be acquired by a bank or investor. Many times, these are resold with no homebuyer assistance or for rental properties, so the owner-occupied market has changed as a result. This makes affordable homeowner units a scarcity. At this time, none of the publicly funded and assisted units are anticipated to be lost during the 5-year Consolidated Plan period extending through 2021. Does the availability of housing units meet the needs of the population? Consultations with housing service providers and community meetings revealed that there remains a need for one-bedroom units for individuals exiting homelessness as well as two- and three-bedroom apartments for very low and extremely low-income families. Describe the need for specific types of housing: There is a need for safe, sanitary, accessible, and affordable housing throughout the County. Specifically, there is a strong need for housing affordable to households earning less than 50% of the median income, and practical options are needed to ensure the availability of accessible units for the elderly and people with physical disabilities. The type of housing that is needed, includes varied options, whether those be single family detached or multifamily units, are needed to meet the demands of the population as well as to address the forecasted growth. 9.A.1.c Packet Pg. 284 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 85 OMB Control No: 2506-0117 (exp. 09/30/2021) MA-15 Housing Market Analysis: Cost of Housing - 91.210(a) Introduction The following tables reflect the cost of both owner and renter-occupied housing in Collier County. These tables use 2011-2015 ACS data from HUD’s eCon Software. There have been significant changes in housing prices in recent years which are not fully captured in this data and will be discussed at the end of this section. In Collier, the 2020 Fair Market Rent (FMR) for a two-bedroom apartment was $1,381. In order to afford this level of rent and utilities, without paying more than 30% of income on housing, a household must earn $4,603 monthly or $55,240 annually. Assuming a 40-hour work week, 52 weeks per year, a resident must work at least 124 hours per week at minimum wage to afford a two-bedroom unit. The monthly rent affordable at minimum wage for a 40-hour work week in the County is $406, less than half of the actual Fair Market Rent. The table reflecting the amount of rent paid by residents of the County demonstrates that 49.7% of rental units rent for between $500 and $999 per month, while 14.1% of rental units rent for less than $500 per month. The Housing Affordability table also shows that there were 1,275 units available to households earning below 30% of the county’s HUD Area Median Family Income (HAMFI). Cost of Housing Base 2015 2019 % Change Median Home Value $315,000 $370,800 17.7% Median Contract Rent $1,177 $1,397 18.6% Table 27 – Cost of Housing Data Source: 2005-2009 ACS (Base Year), 2015-2019 ACS (Most Recent Year) 2019 Rent Paid Number % Less than $500 1,576 4.5% $500-999 5,085 14.4% $1,000-1,499 14,317 40.5% $1,500-1,999 9,694 27.4% $2,000 or more 4,692 13.2 Total 33,788 100% 9.A.1.c Packet Pg. 285 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 86 OMB Control No: 2506-0117 (exp. 09/30/2021) Table 28 - Rent Paid Data Source: 2015-2019 ACS Housing Affordability % Units affordable to Households earning Renter Owner 30% HAMFI 1,275 No Data 50% HAMFI 4,455 5,350 80% HAMFI 18,220 15,901 100% HAMFI No Data 23,541 Total 23,950 44,792 Table 29 – Housing Affordability Data Source: 2011-2015 CHAS Monthly Rent Monthly Rent ($) Efficiency (no bedroom) 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Fair Market Rent 900 1,126 1,381 1,812 2,026 High HOME Rent 900 983 1,182 1,357 1,495 Low HOME Rent 721 772 926 1,070 1,193 Table 30 – Monthly Rent Data Source: HUD FMR and HOME Rents, 2020 Is there sufficient housing for households at all income levels? There is not a sufficient supply for low- and moderate-income households in Collier County. This is evident through cost burden data that considers median household income as compared to median rental rates and home values. A significant lack of affordable housing exists particularly for the approximately one in four households that are at the low or very-low-income levels. The 9.A.1.c Packet Pg. 286 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 87 OMB Control No: 2506-0117 (exp. 09/30/2021) table above shows that there is insufficient housing for extremely low- and low-income households in the County. Based on 2019 ACS data there are an estimated 6,273 very-low- income households in Collier, but only 1,275 affordable rental units at 30% HAMFI. Collier County conducts an apartment study quarterly to look at pricing trends and needs. Additionally, the County also produces a housing demand model annually to keep a pulse on the number of units needs within the County. Below is a snapshot of the report. How is affordability of housing likely to change considering changes to home values and/or rents? Affordability in Collier County has decreased because the cost of housing continues to increase and the availability of land decreases. According to Zillow (2021), the typical home value of homes in Collier County is $381,207. This value is seasonally adjusted and only includes the middle price tier of homes. When compared to the 2019 ACS estimates, the County’s median value was $370,800, which is a 2.8% increase. According to the National Low Income Housing Coalition’s 2020 Out of Reach Report, the County’s Fair Market Rent for a two-bedroom was $1,381 when compared to the 2019 ACS estimates the median rent was $1,397, which is a slight decrease of 1.14%. Another compounding factor adversely affecting affordability is unit vacancy rate. According to the 2019 ACS, the rental unit vacancy rate for Collier County was 7.1% while the owner-occupied unit vacancy rate was 3.5%. It should be noted that production of new units became available in the high-end rental market which could cause the vacancy rate to trend higher than normal overall, but the vacancy rate in the low-income rental market is less 3% according to the Quarterly Apartment Survey, conducted by Community and Human Services staff. How do HOME rents / Fair Market Rent compare to Area Median Rent? How might this impact your strategy to produce or preserve affordable housing? As actual rental rates have continued to rise, they are outpacing the HUD-established fair market rents (FMRs). The FMR and HOME high rents are substantially below the 2019 median rental 9.A.1.c Packet Pg. 287 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 88 OMB Control No: 2506-0117 (exp. 09/30/2021) rates as reported by Zillow. As reflected in the following charts, the 2020 High HOME rents and Fair Market Rents for efficiencies, one-, two-, and three-bedroom units in the Naples-Immokalee- Marco Island, Florida MSA are the similar as the Area Median Rent, and comparable for four- bedroom units. However, as detailed above, housing costs in the County are increasing at higher rates than incomes. As housing construction and rehabilitation costs rise, it will be increasingly difficult to produce much needed affordable housing. Rent Reasonableness allows Collier County to provide housing for units up to 10% over the Fair Market Rent rate. HOME Rent Limits Discussion As housing costs continue to rise, so does the demand for housing that is affordable to low- income households, particularly rental housing for the very low and extremely low-income households. The County will need to consider new and innovative ways to meet this demand. MA-20 Housing Market Analysis: Condition of Housing – 91.210(a) Introduction The age and condition of a county’s housing stock are important variables in assessing the overall characteristics of the local housing market. This section will review important data about the county’s housing stock. The older housing stock, particularly older rental housing often has code and deferred maintenance issues that can impact the longevity of the housing structure which in turn impacts the housing supply in terms of accessibility and affordability. Definitions 9.A.1.c Packet Pg. 288 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 89 OMB Control No: 2506-0117 (exp. 09/30/2021) Standard Condition: No major structural defects; adequate plumbing and kitchen facilities; appearance which does not create a blighting influence; and the house meets additional, more stringent, local standards and building codes, including lead-based paint clearance. Such units may be eligible for housing rehabilitation funding if interior conditions are such that the HUD Section 8 Housing Quality Standards or other standards are not met. Examples of ways in which the interiors of such homes might be rehabilitated include the replacement of heating systems, electrical system repairs or upgrades, plumbing system repairs or upgrades, energy efficiency improvements, and accessibility improvements. Substandard Condition but Suitable for Rehabilitation: This category describes dwelling units that do not meet standard conditions but that are both financially and structurally feasible for rehabilitation. Such units may be lacking complete plumbing or kitchen facilities and/or may have exterior elements in need of repair (e.g., a roof in need of replacement, siding in need of repair or replacement, or a missing/failing foundation), and the unit value must exceed the cost of the repairs or upgrades required to bring it to standard condition. Substandard Condition but Suitable for Rehabilitation: The nature of the substandard condition makes rehabilitation both financially and structurally feasible. Such units will typically have an improvement value that is less than the cost of addressing the habitability and exterior elements that cause its classification as “substandard,” or will be considered to be unoccupiable for reasons of safety by the county’s building official. Housing Conditions: Condition of units is assessed using the same criteria as in the Needs Assessment. This includes: 1) lacks complete plumbing facilities, 2) lacks complete kitchen facilities, 3) more than one person per room, 4) cost burden (amount of income allocated to housing) is greater than 30%, and 5) complies with applicable building code standards. Condition of Units Condition of Units Owner-Occupied Renter-Occupied Number % Number % With one selected Condition 22,585 29% 15,530 47% With two selected Conditions 839 1% 2,210 7% With three selected Conditions 25 0% 50 0% With four selected Conditions 0 0% 0 0% No selected Conditions 54,760 70% 15,135 46% Total 78,209 100% 32,925 100% Table 31 - Condition of Units 9.A.1.c Packet Pg. 289 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 90 OMB Control No: 2506-0117 (exp. 09/30/2021) Data Source: 2011-2015 ACS Year Unit Built Year Unit Built Owner-Occupied Renter-Occupied Number % Number % 2000 or later 25,049 32% 9,025 27% 1980-1999 40,975 52% 16,525 50% 1950-1979 11,674 15% 7,093 22% Before 1950 509 1% 277 1% Total 78,207 100% 32,920 100% Table 32 – Year Unit Built Data Source: 2011-2015 CHAS Risk of Lead-Based Paint Hazard Risk of Lead-Based Paint Hazard Owner-Occupied Renter-Occupied Number % Number % Total Number of Units Built Before 1980 12,183 16% 7,370 22% Housing Units build before 1980 with children present 10,416 13% 4,893 15% Table 33 – Risk of Lead-Based Paint Data Source: 2011-2015 ACS (Total Units) 2011-2015 CHAS (Units with Children present) 9.A.1.c Packet Pg. 290 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 91 OMB Control No: 2506-0117 (exp. 09/30/2021) Vacant Units Suitable for Rehabilitation Not Suitable for Rehabilitation Total Vacant Units 0 0 81,711 Abandoned Vacant Units 0 0 0 REO Properties 0 0 0 Abandoned REO Properties 0 0 0 Table 34 - Vacant Units Need for Owner and Rental Rehabilitation The age of the housing stock in Collier County will continue to have a significant impact on general housing conditions in the area. The 2019 ACS data shows that only 16.73% of the county’s housing stock was built prior to 1970. Owner and renter households, especially those located in low-income target neighborhoods will be in need of rehabilitation assistance to maintain their homes. As housing ages, maintenance costs rise, which can present significant costs for low- and moderate- income homeowners. This also poses a threat to low- and moderate- income tenants who are not able to maintain close communications with their landlords or property managers who may be out of state when repairs are needed. Estimated Number of Housing Units Occupied by Low- or Moderate-Income Families with LBP Hazards Exposure to lead-based paint represents one of the most significant environmental threats from a housing perspective. Lead is a highly toxic metal that may cause a range of health problems for adults, and especially for children. The major source of lead exposure comes from lead- contaminated dust found in deteriorating buildings. Many residential properties built before 1978 contain lead-based paint. Unfortunately, measuring the exact number of housing units with lead-based paint hazards is difficult. HUD regulations regarding lead-based paint apply to all federally assisted housing. Low-income households that earn between 0-50% Median Family Income (MFI) are least able to afford well maintained housing and, therefore, are often at greater risk of lead poisoning. 9.A.1.c Packet Pg. 291 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 92 OMB Control No: 2506-0117 (exp. 09/30/2021) MA-25 Public and Assisted Housing – 91.210(b) Introduction Collier County Housing Authority (CCHA) provides housing assistance to low-income residents through the management of the areas Housing Choice Voucher Program - Section 8. This program is income based and the eligibility requirements are set by HUD. The CCHA has been committed to providing safe, decent, and affordable housing to low-income residents in Collier County since 1966. The CCHA administers a number of programs, such as the Far Worker Housing, the Housing Choice Voucher Program, and the Family Self-Sufficiency Program, to promote self-sufficiency and economic opportunity for local residents. The data tables presented in this section were pre-populated by the HUD eCon Planning Suite. In many instances, the data is either incorrect or out of date; however, no changes can be made. Where data were available, supplemental tables are provided. Totals Number of Units Program Type Certificate Mod- Rehab Public Housing Vouchers Total Project -based Tenant - based. Special Purpose Voucher Veterans Affairs Supportive Housing Family Unification Program Disabled * # of units vouchers available 0 0 0 440 0 0 0 0 0 # of accessible units 0 0 0 0 0 0 0 0 0 *includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 35 – Total Number of Units by Program Type Data Source: PIC (PIH Information Center) 9.A.1.c Packet Pg. 292 Consolidated Plan COLLIER COUNTY 93 OMB Control No: 2506-0117 (exp. 09/30/2021) Describe the supply of public housing developments: The CCHA owns and manages four public housing developments: 276 units of low-income housing in Farm Worker Village, 315 units of farm labor housing also in Farm Worker Village, 30 units of farm labor housing known as Collier Village and a 192-bed dormitory known as Horizon Village. In addition, CCHA serves an over 3,100 persons through the administration of the Section 8 rental assistance program and Family Self Sufficiency Program to provide support services to low, elderly, disabled, and homeless persons living in Collier County. Describe the number and physical condition of public housing units in the jurisdiction, including those that are participating in an approved Public Housing Agency Plan: HUD's Real Estate Assessment Center conducts physical inspections of properties that are owned, insured, or subsidized by HUD, including public housing and multifamily assisted housing. However, because the public housing units in Collier County are funded by USDA and not HUD, they are neither inspected by the Real Estate Assessment Center nor are they covered by a Public Housing Agency Plan. The Housing Choice Vouchers are tenant-based and the properties at which the vouchers are used vary significantly in physical condition. Public Housing Condition Public Housing Development Average Inspection Score n/a n/a Table 36 - Public Housing Condition Describe the restoration and revitalization needs of public housing units in the jurisdiction: The CCHA was awarded a SHIP Rental Acquisition grant to buy properties in Naples to rent to low-income families. This project will be financed in part by the State Housing Initiative Program (SHIP) and the Collier County Community and Human Services Division. The CCHA has also applied for rehabilitation grant through the Collier County Community and Human Services Division to rehab older units. Additionally, the Housing Authority also receive money from the HOME and CDBG program to add HVAC units in Immokalee. Describe the public housing agency's strategy for improving the living environment of low- and moderate-income families residing in public housing: The CCHA also sponsors and supports self-sufficiency programs focused at helping their residents improve their economic situation and quality of living. The programs, ROSS and FSS, are voluntary self-sufficiency programs that provide participating families the opportunity to identify needs, improve skill sets, and work towards life goals, economic independence, and housing self- sufficiency programs provide families with: • A plan specifically tailored to their family or individual goals. 9.A.1.c Packet Pg. 293 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 94 OMB Control No: 2506-0117 (exp. 09/30/2021) • A link to community organizations geared towards education, job training and placement programs, computer and financial literacy, and increased self-sufficiency. • An advocate and supporter to help residents work through barriers preventing self- sufficiency. 9.A.1.c Packet Pg. 294 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 95 OMB Control No: 2506-0117 (exp. 09/30/2021) MA-30 Homeless Facilities and Services – 91.210(c) Introduction Collier County partners with the Hunger & Homeless Coalition of Collier County to address the needs of the homeless individuals and families or at risk of homelessness. There are multiple organizations providing services in Collier County, such as homeless assistance providers, victim service providers, nonprofit organizations, public housing agencies, mental health agencies and government-based organizations. The Hunger & Homeless Coalition of Collier Coalition is a working group whose mission is to “support the planning, delivery and coordination of high- quality services to the hungry, homeless, and those at risk of homelessness in our community.” The group also works to provide programs and services related to housing, mental and physical health, nutrition, clothing, and education. Data for the HUD-formatted table below was taken from the available information from the CoC that follows. Facilities and Housing Targeted to Homeless Households Emergency Shelter Beds Transitional Housing Beds Permanent Supportive Housing Beds Year- Round Beds (Current & New) Voucher / Seasonal / Overflow Beds Current & New Current & New Under Development Households with Adult(s) and Child(ren) 92 0 54 0 0 Households with Only Adults 140 0 132 30 0 Chronically Homeless Households 0 0 0 0 0 Veterans 0 0 0 0 0 Unaccompanied Youth 23 0 8 0 0 Table 37 - Facilities and Housing Targeted to Homeless Households Describe mainstream services, such as health, mental health, and employment services to the extent those services are used to complement services targeted to homeless persons 9.A.1.c Packet Pg. 295 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 96 OMB Control No: 2506-0117 (exp. 09/30/2021) Many social service agencies in Collier County provide benefits to homeless individuals and families to address homelessness. These services are essential to facilitate the process and serve the needs of those who have already become homeless. These organizations provide many services to their clientele, including but not limited to counseling, case management, life skills training, financial literacy classes, and victim advocacy, all of which help residents to develop the skills and knowledge to transition into permanent housing or independent living and to maintain steady employment. The goal of providing supportive services is self-sufficiency. While case management services do exist within programs, some stakeholders noted that tenancy supports are underfunded and are not available on the scale needed to serve people in PSH and RRH. Robust tenancy supports would improve housing-related outcomes across the system. Discussions are also ongoing regarding hiring FTE staff including case managers, licensed mental health case managers, peer specialist and licensed substance abuse case managers to coordinate services or provide onsite services. List and describe services and facilities that meet the needs of homeless persons, particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth. If the services and facilities are listed on screen SP-40 Institutional Delivery Structure or screen MA-35 Special Needs Facilities and Services, describe how these facilities and services specifically address the needs of these populations. Collier County has a broad network of homeless providers offering emergency shelter, transitional housing, employment services, legal services, food, veteran’s services, medical services, financial assistance, eviction prevention services, and assistance with alcohol and drug dependency. The following agencies listed provide services specifically for homeless people: The Shelter for Abused Women and Children in Naples is the only domestic violence center in Naples. It includes emergency shelter (where stays average 29 days) and a transitional housing program (where residents can live for up to 2 years). Other services include a confidential hotline, safety planning, counseling and support groups in English and Spanish, court advocacy and assistance with daily needs such as food, clothing, toiletries, and household items. St. Matthew’s House operates several facilities in Collier County, including emergency and transitional housing in Naples, an emergency shelter in Immokalee (Immokalee Friendship House), and transitional supportive apartments for persons with substance abuse or mental health needs. Other services include a food pantry, thrift store, counseling and case management, and access to referrals for medical, mental health, and substance abuse needs through partnerships with other organizations in Collier County. The Salvation Army and St. Vincent De Paul provides financial assistance for food, shelter, and other aid to Collier County residents who meet certain income criteria. Youth Haven is a 24-hour residential shelter for children removed from their homes due to abuse, neglect, or abandonment. In addition to a 23-bed emergency shelter, Youth Haven offers a child 9.A.1.c Packet Pg. 296 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 97 OMB Control No: 2506-0117 (exp. 09/30/2021) and family counseling center, in-home parenting classes, case management, and a teen drop-in center with showers, laundry facilities, and meals. Typical length of stays range from 45 to 60 days until children are placed in foster care or with a relative. Providence House provides a faith-based, transitional housing and self-sufficiency program for motivated women with young children who are homeless or at risk of being homeless. These women lack the long-term support necessary to acquire the assets foundational to re- establishing their families. The two-year accountability program not only encourages the development of self-efficacy, but it also provides women and their children with resources that they need to become independent. Providence House also offers case management, life skills training, and counseling referrals. Wounded Warriors assists with the needs of Veterans and their families, with the focus on education, housing, and mental health. The Hunger and Homeless Coalition of Collier County estimates that there are 80-90 homeless Veterans in Collier County. Wounded Warriors of Collier County is dedicated to ending Veteran homelessness in Collier County by employing various housing models. MA-35 Special Needs Facilities and Services – 91.210(d) Introduction This section describes the housing and social service needs of Collier County’s special populations including: • Elderly, • frail elderly, • domestic violence victims, • residents with diagnosis of HIV/AIDS, • residents with substance abuse, mental health, or disability diagnosis. The special needs population includes individuals having mobility impairments, disabilities, or that require supportive services. Typically, this population has a severe or persistent mental illness, development, and physical disabilities. Several organizations provide facilities and services for special needs populations in Collier County. Including the elderly, frail elderly, persons with disabilities (mental, physical, developmental), persons with alcohol or other drug addictions, persons with HIV/AIDS and their families, public housing residents and any other categories the jurisdiction may specify, and describe their supportive housing needs The supportive housing needs of Collier County’s special needs sub-populations (the elderly, frail elderly, persons with disabilities, persons with HIV/AIDS and their families, persons with alcohol 9.A.1.c Packet Pg. 297 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 98 OMB Control No: 2506-0117 (exp. 09/30/2021) or drug addiction, victims of domestic violence, and persons with a criminal record and their families) mirrors the housing needs of the general population. Their needs include affordable and accessible housing opportunities, job centers, access to transportation, and most importantly to these subpopulations is social and supportive services to assist them in accessing programs available to them. Services for these populations include counseling, case management, ADL support, and education regarding fair housing rights and actions that can be taken in the event those rights are violated. Elderly and Frail Elderly - Much of the elderly population in Collier County need a range of community-based services, i.e., social, physical, mental health, case management, chronic disease management, supportive housing, and other services that assist people to remain living in the community. Community-based long term care services include in-home supportive services; home health care; adult day services; paratransit services; home-delivered meals; supportive services in a hotel; care in residential care facilities, including board and care and assisted living; and other health and social services. Long term care and supportive services can be provided in home and community-based settings, as well as in institutional settings, depending on need and choice. Collier County also has a comprehensive meals program that provides congregate, and home delivered meals. The case management services for seniors program also allows seniors to participate in the EHEAP for the elderly to help with electric services. Persons with Disabilities - Persons with disabilities often require accessible features and ground floor housing units and support animals. Available housing for this subpopulation is limited within Collier County, thus limiting housing choice. Units are available for this population; however, there is greater demand for units for people with chronic mental illness for units for people with physical or developmental disabilities. Funding from the State Housing Incentive Partnership (SHIP) programs allows Community Assisted & Supported Living (CASL) and ROOF Collier County to create supported living homes for adults with disabilities. Persons with Drug Addiction and Criminal Records may be disqualified from housing opportunities public housing or Section 8 rental assistance, and accordingly, assistance with housing for low-income members of this subpopulation must be provided by other nongovernmental organizations. Survivors of Domestic Violence need safe housing, removal of barriers to relocation, and protection from perpetrators. Housing providers need to be aware of and adhere to protocols outlined in the Violence Against Women’s Act. Persons with HIV/AIDS and their families supportive housing needs include housing developed with HOPWA funding and other dedicated resources. Persons living with HIV/AIDS often have medical concerns that can severely impact their ability to earn wages sufficient to maintain adequate housing. HOPWA funding is not received directly in Collier County. Public Housing Residents need supportive social services to aid families in becoming self- sufficient. These services include financial counseling, housing counseling, credit counseling, down-payment assistance programs, job training and placement, and access to transportation. 9.A.1.c Packet Pg. 298 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 99 OMB Control No: 2506-0117 (exp. 09/30/2021) Describe programs for ensuring that persons returning from mental and physical health institutions receive appropriate supportive housing Public systems or institutions (i.e., jails, prisons, hospitals, child welfare, mental health facilities, etc.) often release individuals directly into homelessness. Supportive housing has been identified as one of the greatest needs for special needs subpopulations after being discharged from mental and physical health institutions. In Collier County, housing referrals are often made to the David Lawrence Center a nonprofit that owns and operates treatment programs and supportive housing for people with mental health and substance abuse disorders. Community members reported a need for community-living, group home type housing for those transitioning from inpatient care to more independent living situations. One such agency providing that service is Community Assisted & Supported Living (CASL). Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with respect to persons who are not homeless but have other special needs. Link to one-year goals. 91.315(e) Collier County will prioritize increasing the supply of affordable housing that includes supportive services for special needs subpopulations which include families with children, seniors, ex- offenders, people with HIV/AIDS, victims of domestic violence, people with drug and alcohol addictions, people who are evicted or foreclosed, people with physical and mental disabilities, veterans, youth and young adults, and youth aging out of foster care. The county will give preference to projects that are rich in amenities and opportunity to include proximity to grocery stores, public transportation, and job centers. Additionally, Collier County will continue to support programs that provide rental subsidies to low-income housing households to make existing units affordable; providing down payment assistance to eligible low and moderate- income homebuyers; and supporting community efforts to fund the affordable housing trust fund. However, there is not a consistent revenue stream to support funding the trust fund. Collier County also will focus on increasing the supply of accessible units for persons with disabilities. To address special housing and supportive needs, Collier County has identified the following one- year goals and plans to fund Tenant-Based Rental Assistance, supporting new construction of rental and homeowner housing, and providing assistance to homebuyers. HOME funds will be directed to projects that address the needs of persons who have an identified special need. HOME and CDBG funds have been utilized to support a range of developments to support special needs populations. For entitlement/consortia grantees: Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with respect to persons who are not homeless but have other special needs. Link to one-year goals. (91.220(2)) Collier County will prioritize increasing the supply of affordable housing that includes supportive services for special needs subpopulations. The county will give preference to projects that are rich in amenities and opportunity to include proximity to grocery stores, public transportation, 9.A.1.c Packet Pg. 299 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 100 OMB Control No: 2506-0117 (exp. 09/30/2021) and job centers. Since many services available to special needs populations are offered through nonprofit agencies within the community, there is a need for these agencies to strengthen collaboration among service providers across the region to ensure appropriate delivery of services. To address special housing and supportive needs, Collier County has identified the following one-year goals and plans to fund Tenant-Based Rental Assistance, supporting new construction of rental and homeowner housing, and providing assistance to homebuyers. As it relates to housing, Collier County has allocated HOME funds for future development of affordable housing. Projects will be solicited through an application process and are strongly encouraged to include a set-aside for special needs populations. Collier County will continue our SHIP home repair programs that are frequently used by elderly persons, persons with disabilities, veterans, and families with children. As it relates to supportive services, the County will continue to provide CDBG funds for human services related to food assistance, social services, and assistance for victims of domestic violence and children at risk of child abuse. MA-40 Barriers to Affordable Housing – 91.210(e) Negative Effects of Public Policies on Affordable Housing and Residential Investment The Collier County Land Development Code, as amended through November 20, 2020, and the Naples Land Development Code, as amended through December 16, 2020, were each reviewed and evaluated against a list of common fair housing issues. The zoning regulations are permissive and allow for flexibility as to the most common fair housing issues. Neither jurisdiction received a high-risk score on any of the fair housing issues evaluated. However, the County and Naples received medium risk scores on certain issues where the zoning regulations still have the potential to negatively impact fair and affordable housing, and where improvements to the rules and policies could be made to protect the fair housing rights of the County’s residents more fully. On paper, the residential zoning criteria for the jurisdictions surveyed are not inherently prohibitive, and yet there is general consensus among residents, planning officials, housing advocates, and other stakeholders that Collier County and Naples suffer from an affordability gap for both affordable and workforce housing. This problem will only grow as rent and home prices are expected to continue to trend upward. Based on 2015 projections provided by the University of Florida’s Shimberg Center for Housing Studies, the County’s Affordable Housing Advisory Committee estimates that 43% of Collier households pay more than 30% of their income (the limit considered financially healthy) on housing related expenses, and 22% of households spend more than half of their income on housing. There are some development costs that local governments simply cannot control, such as materials and labor costs. However, there are other costs which government regulations directly impact: for example, raw land costs (via minimum lot size requirements), permitting costs, and impact fees. By reducing these costs, the hope is that there would be a trickle-down effect which would in turn make development of affordable housing more feasible. In the context of the area’s already costly rental and housing market, development standards may be a barrier to obtaining workforce and affordable housing for low to moderate income families and should be evaluated and tailored to the area’s estimation of affordability, that is the extent to which enough housing 9.A.1.c Packet Pg. 300 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 101 OMB Control No: 2506-0117 (exp. 09/30/2021) units of different costs can be developed to provide each household with a unit it can afford (based on HUD’s 30%-of-income standard). 9.A.1.c Packet Pg. 301 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 102 OMB Control No: 2506-0117 (exp. 09/30/2021) MA-45 Non-Housing Community Development Assets – 91.215 (f) Introduction In determining priorities for the allocation of federal funds, the Collier County has recognized the need to foster a competitive local economy that expands economic opportunities for present and future residents. A unique economic development trend in Collier County is the high number of seasonal residents who own property in the area. This phenomenon can cause data to trend in ways that do not truly reflect the economy year-round. This section describes the local workforce, the nature of current employment, and activities that coordinate economic development activities across local and regional agencies. Economic Development Market Analysis Business Activity Business by Sector Number of Workers Number of Jobs Share of Workers % Share of Jobs % Jobs less workers % Agriculture, Mining, Oil & Gas Extraction 3,969 4,573 3 4 1 Arts, Entertainment, Accommodations 24,234 24,862 21 22 1 Construction 10,554 11,915 9 10 1 Education and Health Care Services 17,850 19,482 16 17 1 Finance, Insurance, and Real Estate 6,972 6,368 6 6 -1 Information 1,522 1,382 1 1 0 Manufacturing 3,326 3,164 3 3 0 Other Services 5,299 5,613 5 5 0 Professional, Scientific, Management Services 7,525 6,333 7 6 -1 Public Administration 0 0 0 0 0 Retail Trade 17,653 16,551 16 15 -1 Transportation and Warehousing 1,866 1,284 2 1 -1 Wholesale Trade 3,817 3,696 3 3 0 9.A.1.c Packet Pg. 302 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 103 OMB Control No: 2506-0117 (exp. 09/30/2021) Business by Sector Number of Workers Number of Jobs Share of Workers % Share of Jobs % Jobs less workers % Total 104,587 105,223 -- -- -- Table 38 - Business Activity Data Source: 2011-2015 ACS (Workers), 2015 Longitudinal Employer-Household Dynamics (Jobs) Labor Force Total Population in the Civilian Labor Force 146,855 Civilian Employed Population 16 years and over 135,345 Unemployment Rate 7.85 Unemployment Rate for Ages 16-24 20.22 Unemployment Rate for Ages 25-65 5.21 Table 39 - Labor Force Data Source: 2011-2015 ACS Occupations by Sector Number of People Management, business and financial 27,350 Farming, fisheries, and forestry occupations 6,120 Service 18,358 Sales and office 34,130 Construction, extraction, maintenance, and repair 16,960 Production, transportation, and material moving 5,985 Table 40 – Occupations by Sector Data Source: 2011-2015 ACS 9.A.1.c Packet Pg. 303 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 104 OMB Control No: 2506-0117 (exp. 09/30/2021) Travel Time Travel Time Number Percentage < 30 Minutes 82,289 67% 30-59 Minutes 34,824 28% 60 or More Minutes 6,520 5% Total 123,633 100% Table 41 - Travel Time Data Source: 2011-2015 ACS Education: Educational Attainment by Employment Status (Population 16 and Older) Educational Attainment In Labor Force Civilian Employed Unemployed Not in Labor Force Less than high school graduate 16,669 2,084 6,458 High school graduate (includes equivalency) 30,610 2,064 10,135 Some college or Associate's degree 28,220 2,264 8,455 Bachelor's degree or higher 31,780 1,404 9,355 Table 42 - Educational Attainment by Employment Status Data Source: 2011-2015 ACS 9.A.1.c Packet Pg. 304 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 105 OMB Control No: 2506-0117 (exp. 09/30/2021) Educational Attainment by Age Age 18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs Less than 9th grade 678 3,615 3,605 6,625 5,299 9th to 12th grade, no diploma 3,765 3,503 3,552 4,269 4,114 High school graduate, GED, or alternative 8,899 9,663 9,969 23,170 22,075 Some college, no degree 6,984 5,179 4,975 15,770 17,695 Associate's degree 1,268 3,017 3,087 6,923 5,385 Bachelor's degree 1,331 6,110 5,975 15,235 18,920 Graduate or professional degree 14 1,874 3,135 10,195 16,160 Table 43 - Educational Attainment by Age Data Source: 2011-2015 ACS Educational Attainment – Median Earnings in the Past 12 Months Educational Attainment Median Earnings in the Past 12 Months Less than high school graduate $22,483 High school graduate (includes equivalency) $31,255 Some college or Associate's degree $37,184 Bachelor's degree $51,407 Graduate or professional degree $64,551 Table 44 – Median Earnings in the Past 12 Months Data Source: 2011-2015 ACS 9.A.1.c Packet Pg. 305 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 106 OMB Control No: 2506-0117 (exp. 09/30/2021) Based on the Business Activity table above, what are the major employment sectors within your jurisdiction? Collier County’s largest employment sectors are: • Sales and Office (34,130) • Management, Business, and Finance (27,350) • Service (18,358) Describe the workforce and infrastructure needs of the business community: Collier County’s workforce needs is heavily dependent on the hospitality industry with more than 20% of the County’s workforce employed in that industry. Education and healthcare represent the second largest sector of jobs in Collier County. The local economy will depend on a strong labor pool skilled in these industries. The County should continue job training and employment services and seek to increase community college attendance among residents in poorer areas including Immokalee, Bayshore residents, and residents residing in the RCAP/ECAP region. Describe any major changes that may have an economic impact, such as planned local or regional public or private sector investments or initiatives that have affected or may affect job and business growth opportunities during the planning period. Describe any needs for workforce development, business support or infrastructure these changes may create. The County’s travel and tourism industry was hard hit with the effects of the Coronavirus Pandemic. Prior to the pandemic the County had a strong business climate with many successful CEOs, low property tax rates, wealthier citizens with high median incomes, and the state of Florida has high ranking for a strong business environment. Residents will need skills in business development and management and job training and skills in various service industries including health care, education. While the arts, entertainment, tourism, and food services industries were the hardest hit during the pandemic, additional job training in new fields will become apparent as the County continues to recover from mandatory closures. How do the skills and education of the current workforce correspond to employment opportunities in the jurisdiction? A skillful and well-educated workforce is essential to attracting and retaining employers and growing the County’s economy. Residents with a bachelor’s degree or higher were less likely to be unemployed or not in the labor force than residents with less educational attainment. It is also important to note that while educational attainment shows that most county residents have educational attainment above a high school diploma, but most jobs are in sectors that do not require degrees. It will be important for the county to strengthen its ability to attract companies to open, relocate, or expand in Collier County. Describe any current workforce training initiatives, including those supported by Workforce Investment Boards, community colleges and other organizations. Describe how these efforts will support the jurisdiction's Consolidated Plan. 9.A.1.c Packet Pg. 306 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 107 OMB Control No: 2506-0117 (exp. 09/30/2021) Career Source Southwest Florida provides individuals with career development resources in an effort to provide skilled workforce for businesses. The organization offers various assessments, workshops, and services to equip job seekers with the necessary skills to achieve self-sufficient employment. The work of Career Source Southwest Florida supports the Consolidated Plan by increasing job readiness and job opportunities in priority neighborhoods, encouraging microenterprise, and offering job skills and work programs to youth. Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)? The Southwest Florida Regional Planning Council prepares a CEDS (the current CEDS is 2018- 2022) to document economic development goals and priorities of the Southwest Florida region. If so, what economic development initiatives are you undertaking that may be coordinated with the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact economic growth. Major program goals for the 2017-2022 goals are divided into six key areas: talent supply and education, quality of life & quality places, infrastructure and growth leadership, civic and governing systems, business climate & competitiveness, and innovation & economic development. CEDS goals include, but are not limited to: • Collier County has instituted a one cent sales tax to construct a high-tech center. • Provide sufficient funding and encourage flexibility to allow regional stakeholders to address local needs in education, training, and workforce development. • Ensure educational systems and workforce training that support innovation and creativity. • Protect natural resources to support quality environment and eco-tourism. • Develop projects that improve the region’s quality of life. • Increase the supply of workforce housing in the region. • Expand arts and cultural identity. • Develop transportation systems to support a prosperous, globally competitive economy while minimizing impacts to the natural environment. • Promote available ready-sites and buildings. • Improve public/private/civic cooperation, collaboration, and communication of the Region’s economic strategies. • Improve regional coordination of economic development, land use, infrastructure, water, and natural resource decision making. • Support the region’s growing elderly population. • Develop projects and programs that support existing and new business. • Increase investment in business development and placement in the Region. • Monitor CEDS Performance Measures. • Provide funding for ongoing economic development activities. • Provide technical assistance and use new technology to promote job growth. 9.A.1.c Packet Pg. 307 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 108 OMB Control No: 2506-0117 (exp. 09/30/2021) • Build seamless information technology infrastructure. • Encourage alternative energy production and green product industries. • Brand the region as a hub to attract and retain entrepreneurs. MA-50 Needs and Market Analysis Discussion Are there areas where households with multiple housing problems are concentrated? (include a definition of "concentration") As show in the map, the highest concentrations of low-income households (greater than 80%) with severe problems are Immokalee, and there are two targeted CRAs in the Bayshore-Gateway Triangle Area and Immokalee. There are significantly higher percentages of low-income households located in census tracts 0104.05, 0104.18, and 0104.20 within Collier County. Collier County -% of LI Households with Any of 4 Severe Housing Problems Source: HUD CPD Maps, https://egis.hud.gov/cpdmaps/ 9.A.1.c Packet Pg. 308 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 109 OMB Control No: 2506-0117 (exp. 09/30/2021) Collier County Census Tracts Source : www.geomap.ffiec.gov 9.A.1.c Packet Pg. 309 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 110 OMB Control No: 2506-0117 (exp. 09/30/2021) Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families are concentrated? (include a definition of "concentration") An area of racial or ethnic concentration is defined as one in which the minority population share is 20% higher than the group’s Countywide average. There are a significant higher percentage of White residents throughout the County. White Population Concentration Source: HUD CPD Maps, https://egis.hud.gov/cpdmaps/ 9.A.1.c Packet Pg. 310 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 111 OMB Control No: 2506-0117 (exp. 09/30/2021) What are the characteristics of the market in these areas/neighborhoods? Collier County targets resources in low-moderate income census block groups to meet regulatory requirements for CDBG grant funds and to target areas with the highest level of needs. These areas are considered “target areas” for use of HUD grant funds for area improvements, such as public infrastructure or facility improvements. HUD funds may also be spent outside of these targeted areas, as long as they provide services, improvements, affordable housing, or other benefits for low- and moderate-income households or special needs populations. Collier County - Median Home Value Source: HUD CPD Maps, https://egis.hud.gov/cpdmaps/ Are there any community assets in these areas/neighborhoods? The Collier Resource Center exists solely to help families and adults obtain assistance to navigate the maze of health and human service organizations. They provide information and referrals in many areas and make every effort to match residents with the most appropriate and adequate resources by providing personalized case management. There are resources for fundamental 9.A.1.c Packet Pg. 311 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 112 OMB Control No: 2506-0117 (exp. 09/30/2021) necessities, medical and mental health services, services for people with disabilities, elderly and assistance for children, youth, and families. Are there other strategic opportunities in any of these areas? The Strategic Plan provided below identifies priority needs and geographic focus areas for community development and housing efforts in Collier County over the next five years. These priorities are based on findings from the need’s assessment and market analysis, along with public input received through a variety of engagement methods. The County will continue to concentrate CDBG, ESG, and HOME spending on public safety activities, housing initiatives, and public service activities. Projects and programs funded using CDBG, ESG, and HOME funds will meet program eligibility requirements, generate long term improvements for low- and moderate-income residents and communities, and help address federal, state, and local priorities, such as expanding fair housing choice and sustainability. This Strategic Plan also identifies market conditions which may influence the use of HUD grant funds, the resources expected to be available to meet community needs, and the structure in place for delivering services. Strategies for addressing public housing, homelessness, lead-based paint hazards, and poverty are summarized. Finally, the Plan outlines barriers to housing affordability in Collier County and will provide a plan to monitor performance and compliance for the CDBG, ESG, and HOME programs. The Strategic Plan will guide the use of CDBG and HOME in Collier County over the next five years and is guided by HUD’s three overarching goals that are applied according to the County’s needs. These goals are: • To provide decent housing by preserving the affordable housing stock, increasing the availability of affordable housing, reducing discriminatory barriers, increasing the supply of supportive housing for those with special needs, and transitioning homeless persons and families into housing. • To provide a suitable living environment through safer, more livable neighborhoods, greater integration of low- and moderate-income residents throughout the County, increased housing opportunities, and reinvestment in deteriorating neighborhoods. • To expand economic opportunities through more jobs paying self-sufficient wages, homeownership opportunities, development activities that promote long-term community viability, and the empowerment of low- and moderate-income persons to achieve self- sufficiency. 9.A.1.c Packet Pg. 312 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 113 OMB Control No: 2506-0117 (exp. 09/30/2021) MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households - 91.210(a)(4), 91.310(a)(2) Describe the need for broadband wiring and connections for households, including low- and moderate-income households and neighborhoods. For many Americans, access to computers and high-speed Internet connections in an integral part of their everyday lives. As most of information, services, and resources have transitioned to online access, digital inequality has a direct impact on low-income household’s social inequality. According to HUD’s Office of Policy Development, in the Digital Inequality and Low-Income Households Report, the disparate access to broadband can correlate with the inequality of income, education, race, and ethnicity. As part of the 2008 Broadband Data Improvement Act, the U.S. Census Bureau began asking about computer and Internet use in the 2018 American Community Survey (ACS). Federal agencies use these statistics to measure and monitor the nationwide development of broadband networks and to allocate resources intended to increase access to broadband technologies, particularly among groups with traditionally low levels of access. No longer a luxury, high speed internet access is relied upon for residents to fully engage in an expanding array of employment, education, training, financial and healthcare services. Internet access is relatively high but not universal for all households in Immokalee. Computer and Internet Use in the Collier County 2017 2018 2019 Estimate % Estimate % Estimate % Total: 144,354 (x) 144,172 (x) 140,578 (x) Has a computer: 133,979 92.8% 134,294 93.1% 134,309 95.5% With dial-up Internet subscription alone 124,560 86.3% 125,339 86.9% 125,181 89% With a broadband Internet subscription 123,909 85.8% 125,151 86.8% 124,786 88.8% Without an Internet subscription 19,794 13.7% 18,833 13.1% 15,397 11% No computer 10,375 7.2% 9,878 6.9% 3,269 4.5% Source: American Community Survey Reports, U.S. Census Bureau, www.data.census.gov 9.A.1.c Packet Pg. 313 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 114 OMB Control No: 2506-0117 (exp. 09/30/2021) Describe the need for increased competition by having more than one broadband Internet service provider serve the jurisdiction. Throughout the United States, there is a significant digital divide; a gap between those who have ready access to the internet and computers and those who do not. The divide is perpetuated by limitations that are geographical as well as financial, where persons cannot afford to pay a monthly service fee for Broadband service (an internet connection fast enough to stream a video). Nationwide, less than half of households living on or under $20,000 are connected. This lack of internet access in communities supports a deficit in opportunity, education, and other prospects.1 The figure below shows the number of fixed broadband providers. While the figure shows the number of providers available, it does not reflect the household level usage of broadband. From a fair housing perspective, ensuring that residential broadband is available to housing projects both within and in the outskirts of the county will support community viability and improve the quality of life for residents. 1 Vick, Karl. March 2017. The Digital Divide: A Quarter of the Nation is Without Broadband. Time. Available at: https://time.com/4718032/the-digital-divide/ 9.A.1.c Packet Pg. 314 Consolidated Plan COLLIER COUNTY 115 OMB Control No: 2506-0117 (exp. 09/30/2021) Fixed Broadband Deployment, 2021, https://broadbandmap.fcc.gov/ There are multiple broadband providers in Collier, including Orlando Telephone Company, Comcast, Century Link, Inc, Viasat, and Hughes Network. MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3) Describe the jurisdiction’s increased natural hazard risks associated with climate change. According to the County’s 2020 Multi-Jurisdictional Local Mitigation Strategy, Collier County is threatened by several different types of natural, technological, and manmade hazards. These hazards endanger the health and safety of the people of the county, jeopardize its economic vitality, and imperil the quality of the natural environment. All lands bordering the Gulf Coast are susceptible to tidal effects and flooding. Due to the relative flatness of Collier County’s topography, historical water flow has always been shallow overland sheet flow during the wet season. Hurricanes and tropical storms can occur anywhere within the Collier County planning area. While coastal areas are most vulnerable to hurricanes, their wind and rain impacts can be felt hundreds of miles inland. All of Collier County is vulnerable to hurricane and tropical storm surge, but to varying degrees, with areas closer to the coast and water bodies that drain into the coast facing greater risk. Describe the vulnerability to these risks of housing occupied by low- and moderate-income households based on an analysis of data, findings, and methods. Over 95% of Collier County falls within the Special Flood Hazard Area (SFHA). By definition of the 100-year flood event, SFHAs are defined as those areas that will be inundated by the flood event having a 1-percent chance of being equaled or exceeded in any given year. Low-income properties located in these areas have a 26% chance of flooding over the life of a 30-year mortgage. According to NCEI, 35 recorded flood events affected the Collier County area from 2000 to 2019 causing an estimated $6,534,500 in property damage, with no fatalities, injuries, or crop damage. Debris also poses a risk both during and after a flood to all residents including low-income households. During a flood, debris carried by floodwaters can cause physical injury from impact. The second type of health problem arises after most of the water has gone. Stagnant pools can become breeding grounds for mosquitoes, and wet areas of a building that have not been properly cleaned breed 9.A.1.c Packet Pg. 315 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 116 OMB Control No: 2506-0117 (exp. 09/30/2021) mold and mildew. A building that is not thoroughly cleaned becomes a health hazard, especially for small children and the elderly. Much of the housing that is affordable to lower income households is naturally occurring – meaning older and less desirable housing. Many of these older units, built to less stringent standards, may be at increased risk to natural hazards. The County has identified housing-related vulnerabilities of low- and moderate-income residents: • Most residents lack the savings and/or insurance required to weather significant economic challenges. • Economic shocks due to natural hazards, unexpected health expenses, or national economic conditions can very quickly translate into housing instability and foreclosure. • There is currently very little, if any, excess housing stock in the Collier County area. Lower income households are also more likely to lack rental insurance to recover from a disaster and will have greater difficulty affording the cost of installing and operating cooling systems if temperatures continue to rise. Strategic Plan SP-05 Overview Strategic Plan Overview The Strategic Plan provided below identifies priority needs and geographic focus areas for community development and housing efforts in the Collier County for the next five years. This Plan will identify the County’s anti-poverty initiatives, market conditions, available resources, and the plan to monitor performance and compliance for each HUD program for which it receives funds. The priorities identified are based on the information received from needs assessment surveys, market analysis, stakeholder meetings, and public comments. Collier County is anticipating over $18 million in federal funds over this 5-year Consolidated Plan period. Collier County Community & Human Service Division will administer these grant funds. The Community and Human Services Division will partner with county departments, nonprofit partners, developers, community housing development organizations, and the local housing authority to expend these funds on eligible activities that address the strategic priorities listed in this Plan. CDBG, HOME, and ESG allocations will be leveraged to generate long term improvements for low and moderate-income residents and communities while helping to address various federal, state, and local priorities, such as affordable housing, fair housing choice, economic development, homelessness, and lead-based paint hazards. The county will concentrate CDBG, HOME, and ESG spending on community facilities, infrastructure projects, and public service activities. HOME funds will be utilized on the development or rehabilitation of single and multi-family housing units, tenant-based rental assistance activities, and homebuyer activities. Additionally, the County will focus on rapid re- 9.A.1.c Packet Pg. 316 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 117 OMB Control No: 2506-0117 (exp. 09/30/2021) housing, homelessness prevention, emergency shelter, and essential services for the homeless with the ESG grant. The County currently has 97 Census Block groups that are classified as low/moderate income. These tracts were defined by the U.S. Department of Housing and Urban Development (HUD) as low/moderate-income and are shown on the map below and table below. FY 2020 ACS 5-Year 2011-2015 Low- and Moderate-Income Summary Data Tract Blckgrp Low Lowmod Lmmi Lowmoduniv Lowmod_pct 010510 2 385 480 645 940 51.06% 010412 3 100 1065 1470 2065 51.57% 010506 1 555 670 955 1290 51.94% 010105 1 85 550 815 1045 52.63% 010505 2 635 1445 1905 2730 52.93% 010601 1 445 500 580 940 53.19% 010108 2 145 415 505 775 53.55% 010300 2 180 615 865 1135 54.19% 010701 4 295 510 880 925 55.14% 010419 2 675 985 1395 1730 56.94% 010411 3 1185 1770 2240 3030 58.42% 010605 1 160 555 810 950 58.42% 010506 3 1540 1690 2150 2880 58.68% 010507 1 1650 2055 2655 3475 59.14% 011301 3 505 870 1100 1455 59.79% 010110 4 360 860 975 1435 59.93% 010411 1 1425 2150 2720 3535 60.82% 010803 1 480 1055 1300 1730 60.98% 011102 3 510 640 785 1045 61.24% 010701 2 350 500 670 815 61.35% 010701 1 545 980 1380 1585 61.83% 9.A.1.c Packet Pg. 317 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 118 OMB Control No: 2506-0117 (exp. 09/30/2021) 011400 1 780 1070 1440 1730 61.85% 010417 3 155 630 715 1015 62.07% 010509 2 350 690 900 1105 62.44% 010211 1 230 535 700 840 63.69% 011105 2 630 735 800 1130 65.04% 011302 3 1475 2045 2915 3115 65.65% 011400 3 1090 1115 1460 1675 66.57% 010803 3 530 965 1175 1430 67.48% 010110 3 370 865 940 1260 68.65% 010419 1 875 1520 1820 2205 68.93% 010702 1 780 1120 1385 1620 69.14% 010420 2 1255 2270 2695 3260 69.63% 011301 2 2045 2990 3665 4180 71.53% 010508 1 1125 2415 2760 3375 71.56% 010701 3 175 330 370 450 73.33% 011204 1 575 855 1150 1150 74.35% 010410 2 815 1390 1775 1835 75.75% 011102 2 835 860 940 1135 75.77% 010604 3 290 975 1205 1260 77.38% 010605 3 570 960 1035 1240 77.42% 010601 2 935 1140 1370 1470 77.55% 010410 1 1995 3195 3805 4075 78.40% 000700 1 865 1125 1280 1425 78.95% 010420 3 755 1270 1310 1600 79.38% 011103 2 880 1135 1325 1395 81.36% 011205 1 715 965 1080 1165 82.83% 010410 3 2135 3550 3860 4180 84.93% 9.A.1.c Packet Pg. 318 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 119 OMB Control No: 2506-0117 (exp. 09/30/2021) 010420 1 1050 1725 1900 2015 85.61% 011302 1 890 1690 1830 1955 86.45% 010802 4 870 1075 1225 1225 87.76% 010802 3 1170 1940 2120 2145 90.44% 011400 2 580 1085 1140 1195 90.79% 011204 2 1795 1900 2045 2045 92.91% 011302 2 1275 1650 1765 1765 93.48% 011205 2 1185 1275 1290 1340 95.15% 011204 3 715 775 775 810 95.68% 011301 1 590 850 850 880 96.59% SP-10 Geographic Priorities – 91.215 (a)(1) Geographic Area Collier County is an urban area that relies on widely accepted data such as American Community Survey (ACS), HUD low and moderate-income summary data, and Federal Financial Institutions Examinations Council (FFIEC) data to determine areas throughout the community with concentrations of low and moderate-income communities. Program resources are allocated county-wide based on low-mod areas, which often coincide with areas of minority concentration. Over the next five years, the County intends to utilize CDBG, HOME, and ESG funds in areas where 9.A.1.c Packet Pg. 319 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 120 OMB Control No: 2506-0117 (exp. 09/30/2021) 51% or more of residents have low or moderate household incomes) are shown in the map below: Collier County and the City of Naples participate together in the Urban County CDBG Program. Marco Island, an incorporated city within the County, opted out of participation in 2012. Table 45 - Geographic Priority Areas General Allocation Priorities Describe the basis for allocating investments geographically within the jurisdiction (or within the EMSA for HOPWA) Collier County receives a direct entitlement of CDBG, HOME, and ESG funds from the U.S. Department of Housing and Urban Development to address the needs in the community. The needs identified during the Needs Assessment process were not exclusive to any specific geographic area within the County. Collier County has opted to undertake projects that will benefit income-eligible households throughout the County rather than identifying a target area. Program Target Area Description Target Area Name: Countywide Target Area Type: Countywide 9.A.1.c Packet Pg. 320 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 121 OMB Control No: 2506-0117 (exp. 09/30/2021) resources are allocated countywide based on low-mod areas, which often coincide with areas of minority concentration. The following map depict the low- and moderate-income block groups within Collier County. The low-income block groups identified in the map below will generally be prioritized for allocation of Consolidated Plan resources, however, individual low- and moderate-income persons residing anywhere in Collier County may be eligible beneficiaries of CDBG funds. Source: HUD CPD Mapping Tool, https://egis.hud.gov/cpdmaps/ 9.A.1.c Packet Pg. 321 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 122 OMB Control No: 2506-0117 (exp. 09/30/2021) SP-25 Priority Needs - 91.215(a)(2) Priority Needs Through the Consolidated Planning process, the County has evaluated needs and assessed the market to determine gaps in services and needs in the community. Through the evaluation and findings of other studies focused on community development along with the needs and concerns established throughout the public participation process, a set of seven (7) priority needs have been identified to guide the use of community development funds throughout the next five years. 1 Priority Need Name Housing Affordability Priority Level High Population Extremely Low Income Low-Income Moderate Income Geographic Areas Affected Countywide – Collier County, FL Associated Goals - New Construction, Rehabilitation, or Acquisition of Housing for Homeownership - New Construction, Rehabilitation, or Acquisition of Housing for Homeownership Rental Housing - Homebuyer Assistance - CHDO Set-Aside - Tenant Based Rental Assistance 9.A.1.c Packet Pg. 322 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 123 OMB Control No: 2506-0117 (exp. 09/30/2021) Description - Provide down-payment assistance (principal reduction and closing cost reduction) to eligible low- and moderate-income homebuyers. - Provide rental subsidies (TBRA) to low-income households to make existing units affordable for elderly, frail elderly, disabled persons, and veterans. - Support the development of affordable rental and owned housing, including projects located near job centers that will be affordable to service employees and other low-wage members of the workforce. - Support homeownership opportunities for households through down payment or closing cost assistance. Basis for Relative Priority The need for affordable housing for target populations was shown to be in great need in the Housing Market Analysis, and Community Needs Survey. As demonstrated in the Housing Needs Assessment many families suffer from substandard conditions, overcrowding, and have a severe housing cost burden. 2 Priority Need Name Homelessness & Homelessness Prevention Priority Level High Population Extremely Low-Income Low-Income Moderate-Income Disabled (Physical, Mental, Behavioral Health) 9.A.1.c Packet Pg. 323 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 124 OMB Control No: 2506-0117 (exp. 09/30/2021) Elderly and Frail Elderly Children and Youth Homeless and At-Risk Populations Geographic Areas Affected Countywide – Collier County, FL Associated Goals - Support Emergency Housing and Services for the Homeless - HMIS Support - Provide Rapid Re-Housing and Homelessness Prevention Description - Assist persons who are homeless through emergency, transitional, and permanent housing, and supportive services. - Assist households at risk of homelessness with short-term rental payment and other assistance. - Assist agencies in tracking homelessness services through a homeless management information system. Basis for Relative Priority As demonstrated in the Homeless Needs Assessment section of this plan and the Community Needs Survey, the homeless population in the Collier County continues to grow without the increase of services to meet their needs. Interviews with community stakeholders, public meeting comments, and survey data reveled through our strategic planning process that this is a high priority, 3 Priority Need Name Public Facilities Priority Level High Population Extremely Low-Income 9.A.1.c Packet Pg. 324 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 125 OMB Control No: 2506-0117 (exp. 09/30/2021) Low-Income Moderate-Income Disabled (Physical, Mental, Behavioral Health) Elderly and Frail Elderly Children and Youth Homeless and At-Risk Populations Geographic Areas Affected Countywide – Collier County, FL Associated Goals - Improve Public Facilities - Improve Other Facilities Description - Support public facility improvements that benefit low/moderate income households and persons, and persons with special needs to include community centers, health care facilities, parks, and public safety stations/offices, as well as other allowable public facility projects. - Improve existing deteriorated public facilities and infrastructure in low- and moderate- income areas. Basis for Relative Priority The need for facilities is shown through the continued expressed need from the Community Needs Survey. 4 Priority Need Name Public Infrastructure Improvements Priority Level High 9.A.1.c Packet Pg. 325 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 126 OMB Control No: 2506-0117 (exp. 09/30/2021) Population Extremely Low-Income Low-Income Moderate-Income Disabled (Physical, Mental, Behavioral Health) Elderly and Frail Elderly Children and Youth Homeless and At-Risk Populations Geographic Areas Affected Countywide – Collier County, FL Associated Goals - Public Infrastructure Improvements Description - Support public infrastructure improvements that benefit low/moderate income households that eliminate blight, improve safety, and provide new affordable housing to include demolition and redevelopment, sidewalk construction and repair, street improvements, streetscaping, street lighting, crosswalks and pedestrian signaling systems, stormwater improvements, and other allowable infrastructure improvements not listed here. - Improve existing deteriorated infrastructure in low- and moderate-income areas. Basis for Relative Priority The need for infrastructure is shown through the continued demand for assistance from the various programs and the expressed need from the Community Need Survey, interviews with key community stakeholders, consultation with County staff, survey data, prior studies conducted by the Collier Metropolitan Planning Organization. 9.A.1.c Packet Pg. 326 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 127 OMB Control No: 2506-0117 (exp. 09/30/2021) 5 Priority Need Name Public Services Priority Level High Population Extremely Low-Income Low-Income Moderate-Income Disabled (Physical, Mental, Behavioral Health) Elderly and Frail Elderly Children and Youth Homeless and At-Risk Populations Geographic Areas Affected Countywide – Collier County, FL Associated Goals - Provide Public Service Description Fund projects that provide supportive services to low- and moderate-income households as well as persons with special needs, specifically including but not limited to medical and dental services, mental health and substance abuse services, services to persons with disabilities, senior services, youth services, housing counseling, legal services, services for victims of domestic violence, employment training, and other allowable public services not listed here. Basis for Relative Priority Through the Community Needs Survey and interviews with key community stakeholders, public meeting input, survey data. 9.A.1.c Packet Pg. 327 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 128 OMB Control No: 2506-0117 (exp. 09/30/2021) 6 Priority Need Name Affirmatively Furthering Fair Housing Choice Priority Level High Population All Geographic Areas Affected Countywide – Collier County, FL Associated Goals Provide public services Provide assistance and education to homebuyers Description Support targeted fair housing activities such as fair housing education, complaint handling services, and enforcement. Basis for Relative Priority Impediment identified in AI 7 Priority Need Name Program Administration and Planning Priority Level High Population All Geographic Areas Affected Countywide – Collier County, FL Associated Goals - Program Administration 9.A.1.c Packet Pg. 328 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 129 OMB Control No: 2506-0117 (exp. 09/30/2021) Description Performance of administrative and planning requirements of CDBG, HOME, and ESG programs. Basis for Relative Priority Consultation with County staff Table 46 – Priority Needs Summary 9.A.1.c Packet Pg. 329 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 130 OMB Control No: 2506-0117 (exp. 09/30/2021) SP-30 Influence of Market Conditions – 91.215 (b) Influence of Market Conditions Table 47 – Influence of Market Conditions Affordable Housing Type Market Characteristics that will influence the use of funds available for housing type Tenant Based Rental Assistance (TBRA) TBRA is an important tool for families to maintain affordable housing. Severe cost burden is the greatest predictor of homelessness risk, with populations paying more than 50% of their income towards housing costs or having incomes at or below 50% AMI at greatest risk of becoming homeless TBRA for Non- Homeless Special Needs Lack of units with supportive services influences this program. Based upon consultations with homeless housing and social service agencies, a need for supportive housing has been identified as a priority. The special needs households include those with disabilities, persons with mental illness, elderly, frail elderly, veterans, as well as dysfunctional households facing a variety of issues. Market characteristics impacting this priority relate to the shortage of privately-owned housing units which are available to provide supportive housing programs. This problem is intensified by the lack of public funds. New Unit Production Rents will not financially support the cost of new unit production. A shortage of affordable, decent housing units is an identified need. The market characteristics influencing this priority include the age and condition of the existing housing stock without the rent levels to support rehabilitation. New construction faces the same market conditions. The HOME program can provide some resources to address this issue. Rehabilitation Rents will not financially support the cost of major rehabilitation projects similar to the new unit production priority discussed above, the achievable rents and income levels in the County often result in rehabilitation in the private marketplace to be financially infeasible. This issue is intensified by the age and condition of the housing stock. Acquisition, including preservation Lack of funding available to finance projects. There are opportunities to improve the conditions and affordability of housing by the acquisition of vacant, deteriorating structures. These structures are for the most part multi-unit in nature or previously nonresidential buildings appropriate for conversion. The cost and complexity of acquisition and rehabilitation of these structures usually requires implementations by an experienced housing development entity and financial assistance. When structures are of historic or architectural value, the cost can be increased. Similar to the new unit production, the HOME program can provide the resources for this type of development. 9.A.1.c Packet Pg. 330 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 131 OMB Control No: 2506-0117 (exp. 09/30/2021) SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2) Introduction Collier County Entitlement grant resources totaling $4,567,555.47 are anticipated for the 2021 program year to meet underserved needs, foster decent affordable housing, develop institutional structure, and enhance coordination between public and private housing and social service agencies. Along with the County’s 2021 annual CDBG, HOME, and ESG allocations, this figure includes $134,787.17 in prior year CDBG funds and $666,127.30 in prior year HOME funds that will be reprogrammed for use this year. Additionally, this figure includes an estimated $20,000 in program income, which the County anticipates receiving from its CDBG program for use in 2021. Anticipated Resources • Bond Financing: For multi-family affordable housing and single-family projects. A portion of the bonds issued by a state, local government, or housing development agency may be considered as HOME match. • Collier County Housing Trust Fund: Administered by the County eligible activities include predevelopment, acquisition, construction, and rehabilitation costs associated with low- income housing development. The full amount of Collier Housing Trust Fund grants/loans invested into the project is eligible as HOME match. • Florida Affordable Housing Tax Credit Program: Administered by the State of Florida, this program provides below-market interest rates for low-income housing projects. The maximum interest rate reduction is approximately 4% below market, for a maximum term of 20 years. HOME match is calculated by applying the present discounted cash value to the total yield foregone by the lender. • Affordable Housing Surtax: Passed by the voters in 2018 Property Tax Exemptions: Not for profit developers may receive an exemption from property taxes have been awarded on a project-by-project basis to low-income housing developments. Generally based on the benefits provided to the community and the duration of the low-income housing commitment. • Volunteer Labor: Area non-profit housing developers have been successful in utilizing volunteer labor in their developments. Architects, attorneys, and other professionals have also contributed their services to non-profit housing developments in Collier. Volunteer labor is eligible as HOME match. • Private Contributions: Cash and materials have been contributed to the past by private businesses, lenders, corporations, and foundations to assist in the development of low- income housing in the County. It is expected that future contributions from private sources will continue to provide needed assistance. Private contributions are eligible as HOME match. • Other Federal Resources Used at the Local Level: Federal Low-income Housing Tax Credits are allocated by the State of Florida and are used to subsidize rental housing developments that are affordable to persons with incomes below 60% AMI. Area projects have typically applied for the 9% tax credits in order to serve a lower-income population. 9.A.1.c Packet Pg. 331 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 132 OMB Control No: 2506-0117 (exp. 09/30/2021) The 9% tax credits are more desirable but statewide demand greatly exceeds available funding. • Publicly owned land: The County has a history of utilizing public property for affordable housing. Currently one property is under development for low-income affordable housing in the County. The County does own land itself that could be put toward affordable housing, but is looking at what it has, as well as land owned by other public agencies, to determine whether certain properties are well suited for affordable housing. • State Housing Initiatives Partnership program (SHIP): Provides funds to local governments as an incentive to create partnerships that produce and preserve affordable homeownership and multifamily housing. The program was designed to serve very low, low- and moderate-income families. 9.A.1.c Packet Pg. 332 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 133 OMB Control No: 2506-0117 (exp. 09/30/2021) Program Source of Funds Uses of Funds Expected Amount Available Year 1 Expected Amount Available Remainder of Con Plan $ Narrative Description Annual Allocation: $ Program Income: $ Prior Year Resources: $ Total: $ CDBG Public – Federal - Public services - Infrastructure and facility improvements - Housing - Economic Development - Administration - Fair Housing $2,774,274 $20,000 $134,787.17 $2,899,061.17 $11,596,244.68 Anticipated Year 1 funding will include entitlement grant funds, program income, and prior year unallocated funds HOME Public – Federal - Homebuyer assistance - Acquisition - Rental or homeowner rehab - Rental or homeownership new construction - Tenant-based rental assistance - Administration $753,000 $31,571 $666,127.30 $1,450,698.30 $5,802,793.20 Anticipated Year 1 funding will include entitlement grant funds, program income, and prior year unallocated funds ESG Public – Federal - Shelter Operations - Rapid Re-Housing - Homelessness Prevention - HMIS - Administration $217,796 $0 $0 $217,796 $871,184.00 Anticipated Year 1 funding will include entitlement grant funds Table 48 - Anticipated Resources 9.A.1.c Packet Pg. 333 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 134 OMB Control No: 2506-0117 (exp. 09/30/2021) Explain how federal funds will leverage those additional resources (private, state, and local funds), including a description of how matching requirements will be satisfied. Collier County leverages a combination of public and private funding to conduct activities identified in this plan. During this Consolidated Plan period, the County will research opportunities to apply for additional funding streams that are consistent with the goals of the Consolidated Plan. Infrastructure improvements projects capitalize on the ongoing revitalization efforts in the Bayshore Gateway Triangle and the Immokalee CRA. These areas were designated by the Collier County Board of Commissioners to boost the local economy and uplift surrounding communities. Additionally, the County works with several nonprofit organizations by granting funding for facility improvements and services. These grant funds are leveraged by private donations and other resources to provide services to clients or residents of Collier County. The HOME program requires a 25% match of the total amount of funds drawn down during the federal fiscal year. Collier County HOME subrecipients are required to submit a match log that identifies the sources of match funds for each fiscal year. Match funds can be derived from various sources to include: the value of sponsorships from local businesses; waived County fees; donated land or improvements; volunteer hours; donated materials; or by other eligible methods as provided in the HOME regulations. When necessary, the County also uses its SHIP funding to match HOME funds. Historically, match amounts for HOME subrecipients have far exceeded the 25% annual contribution requirements stipulated by HOME program regulations. The ESG program requires a 100% match for the total amount of funds drawn down during the federal fiscal year. Collier County requires all ESG subrecipients to provide a dollar-for-dollar match by calculating the value of volunteer hours, private donations, and salary not covered by ESG, other grant funding, in-kind donations, or by other eligible methods as provided in the ESG regulations. The County also provides match support for the ESG program from general funds. If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan County owned land will be used in in the development of 82 housing units at the Bembridge property in partnership with McDowell Housing partners. There is no HUD funding in this development. 9.A.1.c Packet Pg. 334 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 135 OMB Control No: 2506-0117 (exp. 09/30/2021) SP-40 Institutional Delivery Structure – 91.215(k) Explain the institutional structure through which the jurisdiction will carry out its consolidated plan including private industry, nonprofit organizations, and public institutions. 9.A.1.c Packet Pg. 335 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 136 OMB Control No: 2506-0117 (exp. 09/30/2021) Responsible Entity Responsible Entity Type Role Geographic Area Served Collier County Government CDBG, HOME, and ESG Program Administration Collier County Able Academy Nonprofit Organization Public Service Collier County Boys & Girls Club of Collier County Nonprofit Organization Public Service Collier County Children's Advocacy Center of Collier County Nonprofit Organization Public Service Collier County Collier County Housing Authority Housing Authority Homeownership/ Affordable Housing Collier County Collier County Hunger and Homeless Coalition Nonprofit Organization Homeownership/ Affordable Housing Collier County Collier Resource Center, Inc. Nonprofit Organization Public Service Collier County Collier Senior Resources Nonprofit Organization Public Service Collier County David Lawrence Centers for Behavioral Health Nonprofit Organization Public Service Collier County Drug Free Collier Nonprofit Organization Public Service Collier County Empty Bowls Naples, Inc Nonprofit Organization Public Service Collier County Grace Place for Children and Families Nonprofit Organization Public Service Collier County Habitat for Humanity of Collier County Nonprofit Organization Homeownership/ Affordable Housing Collier County Harry Chapin Food Bank Nonprofit Organization Public Service Collier County 9.A.1.c Packet Pg. 336 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 137 OMB Control No: 2506-0117 (exp. 09/30/2021) Hope for Families Ministry Nonprofit Organization Public Service Collier County Immokalee CRA Nonprofit Organization Public Service Collier County Immokalee Fair Housing Alliance Nonprofit Organization Homeownership/ Affordable Housing Collier County Legal Aid Service of Collier County Nonprofit Organization Public Service Collier County Lighthouse of Collier Nonprofit Organization Public Service Collier County Meals of Hope Nonprofit Organization Public Service Collier County NAMI Collier County Nonprofit Organization Public Service Collier County Naples Senior Center at JFCS Nonprofit Organization Public Service Collier County Our Daily Bread Food Pantry Incorporated Nonprofit Organization Public Service Collier County Residential Options of Florida (ROOF) Nonprofit Organization Public Service Collier County St. Matthews House Nonprofit Organization Public Service Collier County St. Vincent de Paul Society, Naples Nonprofit Organization Public Service Collier County STARability Foundation Nonprofit Organization Public Service Collier County The Immokalee Foundation Nonprofit Organization Public Service Collier County The Salvation Army Naples Nonprofit Organization Public Service Collier County The Shelter for Abused Women & Children Nonprofit Organization Public Service Collier County 9.A.1.c Packet Pg. 337 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 138 OMB Control No: 2506-0117 (exp. 09/30/2021) United Way of Collier and the Keys Nonprofit Organization Public Service Collier County Wounded Warriors of Collier Nonprofit Organization Public Service Collier County Youth Haven, Inc. Nonprofit Organization Public Service Collier County Table 49 - Institutional Delivery Structure Assess of Strengths and Gaps in the Institutional Delivery System Collier County has a comprehensive network of service providers that is made up of nonprofits, private sector developers, community-based development organizations, local housing authorities, and coalitions. Additionally, Collier County has enough staff capacity to dedicate one staff member per grant program that is administers. This allows both the staff and the service providers to become subject matter experts in their grant programs. This expertise maximizes both the efficiency and effectiveness of the programs administration and minimizes mistakes. One of the greatest gaps in the Institutional Delivery System is the financial capacity of the nonprofit partners. The funding Collier County provides is intended to be supplemental to the operation of programs. For many of the nonprofits the County’s funding represents the majority of the money expended for a program and limits the reach of the program beyond the amount allocated by HUD. An additional gap has been identified since the release of the revised HOME Final Rule. The final rule eliminated the ability of local housing authorities to serve as Community Housing Development Organizations (CHDOs). While a new CHDO has been identified to take the place of this housing authority some local institutional knowledge has been lost in the transition. Availability of services targeted to homeless persons and persons with HIV and mainstream services. Homelessness Prevention Services Available in the Community Targeted to Homeless Targeted to People with HIV Homelessness Prevention Services Counseling/Advocacy X X X Legal Assistance X X X Mortgage Assistance X Rental Assistance X X Utilities Assistance X X 9.A.1.c Packet Pg. 338 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 139 OMB Control No: 2506-0117 (exp. 09/30/2021) Street Outreach Services Law Enforcement X Mobile Clinics Other Street Outreach Services X Supportive Services Alcohol & Drug Abuse X X X Child Care X X X Education X Employment and Employment Training X Healthcare X X X HIV/AIDS X X X Life Skills X X Mental Health Counseling X X X Transportation X Other Other Table 50 - Homeless Prevention Services Summary Describe how the service delivery system including, but not limited to, the services listed above meet the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) Collier County has a comprehensive network of service providers that is made up of nonprofits, private sector developers, community-based development organizations, local housing authorities, and coalitions. Additionally, Collier County has enough staff capacity to dedicate one staff member per grant program that is administers. This allows both the staff and the service providers to become subject matter experts in their grant programs. This expertise maximizes both the efficiency and effectiveness of the programs administration and minimizes mistakes. 9.A.1.c Packet Pg. 339 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 140 OMB Control No: 2506-0117 (exp. 09/30/2021) One of the greatest gaps in the Institutional Delivery System is the financial capacity of the nonprofit partners. The funding Collier County provides is intended to be supplemental to the operation of programs. For many of the nonprofits the County’s funding represents most of the money expended for a program and limits the reach of the program beyond the amount allocated by HUD. An additional gap has been identified since the release of the revised HOME Final Rule. The final rule eliminated the ability of local housing authorities to serve as Community Housing Development Organizations (CHDOs). While a new CHDO has been identified to take the place of this housing authority some local institutional knowledge has been lost in the transition. Describe the strengths and gaps of the service delivery system for special needs population and persons experiencing homelessness, including, but not limited to, the services listed above The County has been successful at partnering with several agencies serving persons with special needs via entitlement funding, and also has provided services and programs to persons with special needs via the SHIP program, which aids in the production and preservation of affordable homeownership and multifamily housing for very low, low, and moderate-income households. Although the County has been successful at working with many of the non-profit organizations in the community, gaps in service delivery include supportive services for homeless individuals, persons with special needs, and supportive housing and transitional housing for residents with substance and alcohol abuse issues. Provide a summary of the strategy for overcoming gaps in the institutional structure and service delivery system for carrying out a strategy to address priority needs. The most significant gap in the service delivery system is identifying sufficient funding to meet the needs identified. Collier County typically receives requests for four to five times the funding available on an annual basis. Consequently, funding is allocated to as many high priorities needs, and projects as is practicable. Given the limited HUD funding available to completely overcome the gaps in the institutional structure, the County collaborates with various partners to ensure that priority needs are addressed. For example, the County operates as the lead agency for the Area Agency on Aging, which provides case management and other services for seniors and oversees a daily nutritional program for seniors in the community. Also, the County seeks and has been successful in receiving many other awards to address priority needs. These grants include a SHIP award to assist with homeowner and rental opportunities and a state of Florida Criminal Justice, Mental Health and Substance Abuse grant through which the County partners with the Sheriff’s office and a local mental health facility to improve outcomes for persons in the criminal justice system who have mental health issues. The development of social service collaborations across the region to coordinate the work of social service organizations, disseminate news and information, and spearhead community-wide solutions to local needs is necessary to assist the community in overcoming gaps in services for the homeless and residents with substance abuse issues. 9.A.1.c Packet Pg. 340 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 141 OMB Control No: 2506-0117 (exp. 09/30/2021) SP-45 Goals Summary – 91.215(a)(4) Goal Descriptions • Provide Assistance and Education to Homebuyers - Funds will be used to assist low-income, first-time homebuyers with down-payment assistance to purchase a home. • Support New Construction, Rehabilitation, or Acquisition of Affordable Housing for Homeownership – Funds will be used to support new construction, rehabilitation, or acquisition of affordable housing for homeownership. • Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing – Funds will be used to support new construction, rehabilitation, or acquisition of affordable housing for rental housing. • CHDO Set-Aside – Funds will be used to support new construction, rehabilitation, or acquisition of affordable housing for housing developed by a CHDO. • Tenant Based Rental Assistance – Funds will be used to provide rental subsidies to low-income persons, persons with mental illness, elderly, frail elderly, disabled, and veterans. • Support Emergency Shelter and Services for the Homeless – Funds will be used to provide emergency shelter services and permanent housing for homeless persons. • HMIS Support – Funds will be used to collect client-level data and data on the provision of housing and services to homeless individuals and families and persons at risk of homelessness. • Provide Homelessness Prevention - Funds will be used to provide permanent housing to prevent persons from becoming homeless. 9.A.1.c Packet Pg. 341 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 142 OMB Control No: 2506-0117 (exp. 09/30/2021) Sort Order Goal Name Start Year End Year Category Geographic Area Priority Needs Addressed Funding Goal Outcome Indicator 1 Administration & Planning 2021 2025 Other Countywide Provide Administration & Planning CDBG: $2,773,270 ESG: $81,678.50 HOME: $392,123.70 Other: Planning & Administration: CDBG: 5; HOME: 5; ESG: 5 2 Support New Construction or Rehabilitation or Acquisition of Affordable Rental Housing 2021 2025 Affordable Housing Countywide Housing Affordability CDBG: $2,500,000 Rental Units Constructed: 400 2 Improve Public Infrastructure 2021 2025 Non-Housing Community Development Countywide Public Infrastructure Improvement CDBG: $918,380 Public facility or infrastructure activities other than low/moderate-income housing benefit: 5,625 3 Improve Public and Other Facilities 2021 2025 Non- Housing Community Development Countywide Public Facilities CDBG: $672,751.32 Public facility or infrastructure activities other than low/moderate-income housing benefit: 900 4 Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing 2021 2025 Affordable Housing Countywide Housing Affordability CDBG: $5,395,000.00 HOME: $2,000,000.00 Rental Units Rehabilitated Assisted: 260 Rental Units Acquired: 5 5 Provide Public Services 2021 2025 -Community Development Countywide Public Services CDBG: $1,741,755.85 Number of persons assisted: 1100 9.A.1.c Packet Pg. 342 Consolidated Plan COLLIER COUNTY 143 OMB Control No: 2506-0117 (exp. 09/30/2021) 6 Support New Construction, Rehabilitation, or Acquisition of Affordable Housing for Homeownership 2021 2025 Affordable Housing Countywide Housing Affordability HOME: $1,245,058.60 Other: Rental Units Acquired: 5 7 CHDO 2022 2025 Affordable Housing Countywide Housing Affordability CHDO Set-aside: $451,800 Rental Units Constructed: 20 8 Support Emergency Housing and Services for the Homeless 2021 2025 Homeless Countywide Homelessness & Homelessness Prevention ESG: $500,000.00 Homeless Person Overnight Shelter: 600 9 HMIS Support 2021 2025 Other Countywide Homelessness & Homelessness Prevention ESG: $200,000.00 Other: HMIS Support 10 Homeless Prevention & Rapid Rehousing 2021 2025 Homeless Countywide Homelessness & Homelessness Prevention ESG: $307,306.50 Homelessness Prevention: 25 persons 11 Tenant Based Rental Assistance 2021 2025 Homeless Countywide Homelessness & Homelessness Prevention HOME: $500,000 Tenant-based Rental Assistance/ Rapid Rehousing: 20 Table 51 – Goals Summary 9.A.1.c Packet Pg. 343 Consolidated Plan COLLIER COUNTY 144 OMB Control No: 2506-0117 (exp. 09/30/2021) Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide affordable housing as defined by HOME 91.315(b)(2) Over the next five years, Collier County anticipates providing affordable housing for an estimated 25 extremely low-income, low- income, or moderate-income families through CHDO activities, and support for new construction, rehabilitation, or acquisition of affordable rental or for-sale housing using HOME funds. 9.A.1.c Packet Pg. 344 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 145 OMB Control No: 2506-0117 (exp. 09/30/2021) SP-50 Public Housing Accessibility and Involvement – 91.215(c) Need to Increase the Number of Accessible Units (if Required by a Section 504 Voluntary Compliance Agreement) The Collier County Housing Authority (CCHA) is an independent authority established under state law, is separate from the general control of the County, and operates no HUD-funded public housing units. The Collier County Housing Authority is not required by a Section 504 Voluntary Compliance Agreement to increase the number of accessible units. Activities to Increase Resident Involvements The Collier County Housing Authority undertakes a variety of initiatives to increase resident involvement which include established programs that represent all residents living in Housing Authority developments. The Collier County Housing Authority coordinates programs, activities, and services offered to residents, including: Family Self Sufficiency Program - designed to assist residents with achieving self- sufficiency. This effort is accomplished through goal setting, intervention, advocacy, and community collaboration. When entering the program, the residents meet with a Family Self Sufficiency (FSS) Program Coordinator to discuss their needs and to set goals. Residents can receive assistance with seeking employment, job training, and educational opportunities. Is the public housing agency designated as troubled under 24 CFR part 902? The Collier County Housing Authority is not designated as troubled and is considered a high performer. Plan to remove the ‘troubled’ designation Not applicable SP-55 Barriers to affordable housing – 91.215(h) Barriers to Affordable Housing The inventory of affordable housing in Collier County is not sufficient to meet the demand for affordable units. One of the primary challenges to creating and preserving affordable housing in Collier County is that household income is failing to keep up with rising housing costs. The local economy is focused on retail, hospitality, services, and agriculture; however, high housing costs have priced out much of the workforce needed for the county to function. Strategy to Remove or Ameliorate the Barriers to Affordable Housing 9.A.1.c Packet Pg. 345 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 146 OMB Control No: 2506-0117 (exp. 09/30/2021) Collier County faces a burgeoning issue in trying to identify, quantify and qualify new and existing affordable housing units. With a wider range of housing options, Collier County would be better equipped to tackle the affordable housing problem. The effort requires comprehensive strategies and a variety of tools that can be used alone or in combination to reduce costs and increase availability. During this consolidated plan period, Collier County will continue to Review and Revise the Land Development Code which, if done well will make it easier to implement necessary changes to encourage housing affordability. The current Land Development Code (LDC) does not consistently support and encourage growth in already existing urbanized areas of the county (those areas generally west of Collier Parkway). Many of the LDC’s ordinances are geared toward large-scale, planned-unit developments (PUDs) on greenfield sites. Conversely, smaller-scale redevelopment and infill sites in already developed areas of the county are challenging to consolidate, may need to address adjacent uses and neighborhood concerns, and often require additional density to make them financially feasible. Collier County can also consider reducing parking standards to achieve affordability, permitting guest houses as accessory dwelling rental unit, encouraging smart-site infrastructure, and identify strategic opportunity sites. SP-60 Homelessness Strategy – 91.215(d) Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs Collier County, through its nonprofit partners, provides services for the homeless by allocating ESG funding. The network of services providers refers clients to one another for assistance on an ad hoc basis. They work to build trusting relationships with homeless persons living on the streets and in shelters as well as at-risk populations to remain stably housed. The subrecipients perform assessments for homeless persons and those at risk of homelessness to link them to shelter and other supportive services that are appropriate to meet their needs. All subrecipients funded through the County’s ESG will participate in coordinated entry. Additionally, the County also continues to provide funding for salaries and operating costs to shelters in the community including the Shelter for Abused Women and Children. The County also supports facility improvements at local emergency shelter locations. Collier County also participates in the Point in Time Count to identify the number of homeless persons in the County and to appropriately allocate funding to address homelessness and human trafficking victims. Addressing the emergency and transitional housing needs of homeless persons Collier County currently awards its ESG entitlement funds to subrecipients for the operation of emergency shelters, provision of hotel/motel vouchers, financial assistance through rapid re- housing to become stably housed and homeless prevention programs to serve individuals and families. Some emergency shelters and homeless prevention programs are designed to focus their services to the needs of specific populations such as families, victims of domestic violence, persons being evicted, and persons with severe mental health disorders or substance abuse histories. 9.A.1.c Packet Pg. 346 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 147 OMB Control No: 2506-0117 (exp. 09/30/2021) In response to the HEARTH Act and 24 CFR part 576, Collier County, in collaboration with its subrecipients are working together to prevent homelessness by helping families remain within their communities and retain their current permanent housing or diverting people to permanent housing solutions. The first step in this process was to streamline the intake of homeless families seeking emergency shelter. The improved coordination will result in more families being diverted away from homelessness and more families exiting homelessness and being rapidly re-housed in permanent housing. Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again. The County will continue to administer the Emergency Solutions Grants (ESG) and oversee activities for homeless individuals and families. The County has identified rapid re-housing as a priority during the next Consolidated Plan period. Obtaining permanent housing for homeless individuals and families will shorten the length of time spent in emergency and transitional shelters. Collier County encourages collaboration with organizations to transition as many people as possible into permanent housing as quickly as possible. The County also supports the implementation of coordinated entry process to assess and direct the homeless and people with mental illness to appropriate housing and services. Some families or individuals may require only limited assistance for a short period of time, such as emergency food and shelter -- until a first paycheck is received or a medical emergency has passed. Others will require more comprehensive and long-term assistance, such as transitional housing with supportive services and job training. Due to limited resources, it is important for agencies to eliminate duplication of effort by local agencies, both in assessment procedures and in subsequent housing and supportive services. The Homeless Management Information System (HMIS) can be improved with common intake forms, shared data, effective assessment instruments and procedures, and on-going coordination of assistance among community organizations. Help low-income individuals and families avoid becoming homeless, especially extremely low- income individuals and families who are likely to become homeless after being discharged from a publicly funded institution or system of care, or who are receiving assistance from public and private agencies that address housing, health, social services, employment, education, or youth needs Diversion to housing and services outside of the traditional homeless services system is an integral part of helping families to avoid becoming homeless. Through a coordinated system, service providers will work with families to identify other housing options available for the household rather than accessing shelter through the homeless system. For example, family or friends that the client may be able to stay with while stabilizing their housing situation, which 9.A.1.c Packet Pg. 347 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 148 OMB Control No: 2506-0117 (exp. 09/30/2021) may be more beneficial for the household and simultaneously reserves homeless shelter resources for those with no other options. SP-65 Lead based paint Hazards – 91.215(i)y Actions to address LBP hazards and increase access to housing without LBP hazards Collier County will continue to implement countermeasures to reduce lead-based paint hazards by abating or removing lead-based paint hazards found in existing housing built prior to 1978. Collier County educates the public on the hazards of lead-based paint and educates parents about protecting their children. In response to lead-based paint hazards and the limited resources available, the County will plan a steady, long-term response in accordance with Federal lead- based paint standards, other applicable federal regulations, and local property standards. The County will identify houses with lead-based paint through the various housing programs undertaken by the County and will abate or remove lead hazards in high priority units. Government assisted housing rehabilitation projects will include the completion of a lead-based paint inspection according to HUD and Environmental Protection Agency (EPA) guidelines. Policies and procedures for abatement of lead hazards have been established in Collier County, which include determining cost effectiveness for abatement and procedures for assessing, contracting, and inspecting post-abatement work. The policies and procedures also include preparing work write-ups and costs estimates for all income eligible persons in Collier County with identified lead-based paint hazards. How are the actions listed above related to the extent of lead poisoning and hazards? Lead poisoning is the leading environmental hazard to children, creating devastating and irreversible health problems. The leading cause of lead-based poisoning is exposure to dust from deteriorating paint in homes constructed before 1978. This is due to the high lead content used in paint during that period, and particularly in homes built before 1950. Pre-1978 housing occupied by lower income households with children offers particularly high risks of lead exposure due to the generally lower levels of home maintenance among lower income households. This is an important factor since it is not the lead paint itself that causes the hazards, but rather the deterioration of the paint that releases lead-contaminated dust and allows children to peel and eat lead-contaminated flakes. How are the actions listed above integrated into housing policies and procedures? Collier County policies and procedures call for full compliance with the lead-based paint regulations at 24 CFR Part 35. Contractors, subrecipients, and other community partners are advised of the lead-based paint regulations and the County works with them to ensure inspection, testing, and abatement of lead hazards wherever necessary. Additionally, the County distributes information and literature on lead hazards to households who may be at risk of exposure. 9.A.1.c Packet Pg. 348 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 149 OMB Control No: 2506-0117 (exp. 09/30/2021) SP-70 Anti-Poverty Strategy – 91.215(j) Jurisdiction Goals, Programs and Policies for reducing the number of Poverty-Level Families Collier County has a Business and Economic Division that provides help with business relocation and expansion. This Division has partnered with several local economic development agencies, including the Small Business Development Center, which helps with small business start-ups, Career Source of Southwest Florida to help with job training and employment services, and Naples Chamber of Commerce. The local community college provides additional classes and training related to small business development and implementation and job training programs. Life skills, employment, and job training activities are offered in areas with high concentrations of low-income residents including Immokalee, and there are two targeted CRAs in the Bayshore- Gateway Triangle Area and Immokalee. How are the Jurisdiction poverty reducing goals, programs, and policies coordinated with this affordable housing plan Some of the jurisdiction’s poverty reduction programs and the affordable housing programs detailed in this plan are managed by Collier County, allowing for strong coordination of program offerings, performance goals, and policies. SP-80 Monitoring – 91.230 Describe the standards and procedures that the jurisdiction will use to monitor activities carried out in furtherance of the plan and will use to ensure long-term compliance with requirements of the programs involved, including minority business outreach and the comprehensive planning requirements Subrecipients will receive information on federal and local regulations relating to their specific activity, along with an explanation as to how they apply to the project. Specific performance objectives will be outlined within each subrecipient agreement, giving measurable objectives for the eligible activity to be carried out. Each project is monitored on an ongoing basis and all preconstruction conferences are attended by division staff. Prior to any contracting, CHS staff reviews program requirements with prospective subrecipients, including emphasis on conflict of interest and special requirements for each subrecipient’s specific agreement. This process ensures subrecipients are fully aware of program requirements. Documentation submitted with reimbursement requests is reviewed for compliance with applicable regulations and measurable objectives prior to issuing funds. On-site monitoring of selected subrecipients is scheduled by the County and conducted by the CHS Grant Monitoring Team using an enhanced monitoring checklist. The Monitoring Team is typically composed of the Compliance Supervisor, the Project Grant Coordinator, the Monitoring Operations Analyst, and a Senior Accountant. This team is charged with providing a progress monitoring visit and evaluation and a second visit at final project closeout (the timing of which 9.A.1.c Packet Pg. 349 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 150 OMB Control No: 2506-0117 (exp. 09/30/2021) are subject to change based on current divisional policies). The specific number of monitoring visits each funded entity receives is based on a risk evaluation, but every project will have a closeout monitoring. Projects still under construction for more than a year are also monitored until the project is complete. Projects are reviewed to ensure all aspects of the activity are carried out in accordance with applicable regulations. After a monitoring visit, CHS sends a follow-up letter to the subrecipient stating the outcome of the monitoring. Where required by the monitoring outcome, Corrective Action Plans are developed and the subrecipient’s compliance with the Corrective Action Plan is reviewed until the plan is satisfied. After the Corrective Action Plan is satisfied and all monitoring findings are cleared, CHS closes out the monitoring with a letter to the subrecipient identifying future compliance requirements and reporting responsibilities. In addition to the above, any subrecipient determined to be in need of and/or requesting additional training on how to meet grantee and federal requirements receives technical assistance (TA) in the form deemed most appropriate to the circumstances. The County has developed written policies and procedures that are in place for all federal grant programs. CHS continues to monitor and assist subrecipients to become aware of and knowledgeable about all grant requirements. Additionally, CHS provides TA to achieve compliance with all federal requirements and holds a quarterly partnership meeting with each subrecipient to ensure successful project completion. 9.A.1.c Packet Pg. 350 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 151 OMB Control No: 2506-0117 (exp. 09/30/2021) Expected Resources AP-15 Expected Resources – 91.220(c)(1,2) Introduction Collier County Entitlement grant resources totaling $4,567,555.47 are anticipated for the FY2021 to meet underserved needs, foster decent affordable housing, develop institutional structure, and enhance coordination between public and private housing and social service agencies. Along with the County’s 2021 annual CDBG, HOME, and ESG allocations, this figure includes $134,787.17 in prior year CDBG funds and $666,127.30 in prior year HOME funds that will be reprogrammed for use this year. Additionally, this figure includes an estimated $29,000 in CDBG program income and $31,571 in HOME program income. In the prior program year, the County received CDBG-CV and ESG-CV funds to assist eligible individuals and families facing hardships due to the COVID-19 pandemic. CDBG-CV funds were allocated towards economic development activities such as small business loans to assist businesses that have been negatively affected by the COVID-19 pandemic. CDBG-CV funds were also allocated to the purchase of medical equipment such as personal protective equipment and testing. ESG-CV funds were utilized for expanded rapid re-housing and homeless prevention activities. The County continues to assess the effectiveness of these allocated funds and will work to ensure that the funds are utilized to optimal efficiency. Additional resources available to Collier County in this program year include State Housing Initiative Partnership (SHIP) funding of approximately $2,500,000 which is used for a wide range of rehabilitation, rental housing, and homeownership assistance. 9.A.1.c Packet Pg. 351 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 152 OMB Control No: 2506-0117 (exp. 09/30/2021) Anticipated Resources Program Source of Funds Uses of Funds Expected Amount Available Year 1 Expected Amount Available Remainder of Con Plan $ Narrative Description Annual Allocation: $ Program Income: $ Prior Year Resources: $ Total: $ CDBG Public – Federal - Public services - Infrastructure and facility improvements - Housing - Economic Development - Administration - Fair Housing $2,744,274 $29,000 $134,787.17 $2,908,061.17 $11,093,096 Anticipated Year 1 funding will include entitlement grant funds, program income, and prior year unallocated funds HOME Public – Federal - Homebuyer assistance - Rental or homeowner rehab - Rental or homeownership new construction - Acquisition - Tenant-based rental assistance - Administration $753,000 $31,571 $666,127.30 $1,450,698.30 $3,138,284 Anticipated Year 1 funding will include entitlement grant funds, program income, and prior year unallocated funds ESG Public – Federal - Shelter Operations - Rapid Re-Housing - Homelessness Prevention - HMIS - Administration $217,796 $0 $0 $217,796.00 $871,184.00 Anticipated Year 1 funding will include entitlement grant funds Table 52 - Expected Resources – Priority Table 9.A.1.c Packet Pg. 352 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 153 OMB Control No: 2506-0117 (exp. 09/30/2021) Explain how federal funds will leverage those additional resources (private, state, and local funds), including a description of how matching requirements will be satisfied. Projects selected for funding by Collier County leverage additional community resources, including public and private agency funds. Although the CDBG program does not require a match from non-federal sources, monies dedicated to infrastructure improvements capitalize on ongoing revitalization efforts by the Bayshore and Immokalee Community Redevelopment Agencies (CRAs). Facility improvements for nonprofit organizations enhance their ability to provide services to their clients or residents. Public service funds are granted to agencies with additional public and/or private funding streams that provide a variety of services in addition to those supported by CDBG funds. For example, several nonprofits receive state funds through the Department of Children and Families to support CDBG-funded programs. In recent years, subrecipients also had large private donors who made cash donations. Both the HOME and ESG programs have matching funds requirements. The HOME program match will be provided from organizations that receive HOME funding during FY2021 in in-kind contributions and other non-federal sources to fund the operations supporting the HOME funded program. The County may also satisfy the HOME match through the State Housing Initiative Program (SHIP). The ESG program requires the County provide a 1:1 match. The County plans to fund the Shelter for Abused Women and Children and the subrecipient will provide match through payment of costs associated with shelter operations such as program staff salaries. NAMI’s rapid re-housing and the HMIS activity will also provide required match. Additionally, the County pays the salaries of County staff to contribute to match requirements form HUD. 9.A.1.c Packet Pg. 353 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 154 OMB Control No: 2506-0117 (exp. 09/30/2021) If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan Florida Statues Section 125.379, Disposition of County property for affordable housing, requires that counties create an inventory of real property with fee simple title appropriate for affordable housing. Collier County maintains the inventory of County-owned surplus land through its Real Property Division. Locally, the disposition of surplus land is governed by Resolution 2007-172 and Resolution 2010-123, which direct the County to sell the land and use the proceeds to increase financial resources set-aside for affordable housing. The County identified two publicly owned parcels suitable for new housing construction and released an RFP for their sale and development in fall 2018. One parcel, known as Bembridge, released an Invitation to Negotiate for the development of affordable housing in spring 2019. The Bembridge property developer will receive Florida Housing Finance Authority funding to construct 82 new rental units in 2021. The project has completed all zoning activities required for construction to begin. The project is expected to commence in late 2021. In 2019, the County acquired 60+ acres in Golden Gate City. As part of this acquisition the County has obligated 40ac to affordable housing. In 2020 the County released an RFP, and a nonprofit developer was selected. This project includes a 10M private donation to support the project. The County will contribute the land to project. In addition, the County Board of Commissioners recently adopted Resolution 2018-39, which encourages the co-location of housing and public facilities when the County acquires future property. 9.A.1.c Packet Pg. 354 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 155 OMB Control No: 2506-0117 (exp. 09/30/2021) AP-20 Annual Goals and Objectives Goal Descriptions • Support New Construction, Rehabilitation, or Acquisition of Affordable Housing for Homeownership – Funds will be used to support new construction, rehabilitation, or acquisition of affordable housing for homeownership. • Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing – Funds will be used to support new construction, rehabilitation, or acquisition of affordable housing for rental housing. • Tenant Based Rental Assistance – Funds will be used to provide rental subsidies to low-income persons, elderly, frail elderly, disabled, and veterans. • Support Emergency Shelter and Services for the Homeless – Funds will be used to provide emergency shelter services and permanent housing for homeless persons. • HMIS Support – Funds will be used to collect client-level data and data on the provision of housing and services to homeless individuals and families and persons at risk of homelessness. • Provide Homelessness Prevention - Funds will be used to provide permanent housing to prevent persons from becoming homeless. 9.A.1.c Packet Pg. 355 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 156 OMB Control No: 2506-0117 (exp. 09/30/2021) Goals Summary Information Sort Order Goal Name Start Year End Year Category Geographic Area Needs Addressed Funding Goal Outcome Indicator 1 CDBG Administration & Planning 2021 2022 Other Countywide Provide Administration & Planning CDBG: $554,654 ESG: $16,334.70 HOME: $78,295.30 Other: Planning & Administration: CDBG: 1; HOME: 1; ESG: 1 2 Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing 2021 2022 Affordable Housing Countywide Housing Affordability CDBG: $500,000 Rental Units constructed: 80 3 Improve Public Infrastructure 2021 2022 Non-Housing Community Development Countywide Public Infrastructure Improvements CDBG: $183,676 Public facility or infrastructure activities other than low/moderate- income housing benefit: 1,125 4 Improve Public and Other Facilities 2021 2022 Non- Housing Community Development Countywide Public Facilities CDBG: $248,380.00 Public facility or infrastructure activities other than low/moderate- income housing benefit: 180 5 Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing 2021 2022 Affordable Housing Countywide Housing Affordability CDBG: $1,079,000.00 HOME: $400,000.00 Rental Units Rehabilitated: 52 Rental Units Acquired: 1 9.A.1.c Packet Pg. 356 Consolidated Plan COLLIER COUNTY 157 OMB Control No: 2506-0117 (exp. 09/30/2021) 6 Provide Public Services 2021 2022 Community Development Countywide Public Services CDBG: $348,351.17 Public service activities for other than Low/Moderate Income Housing Benefit: 260 7 Support New Construction, Rehabilitation, or Acquisition of Affordable Housing for Homeownership 2021 2022 Affordable Housing Countywide Housing Affordability HOME: $872,403 Homeowner Housing Added: 8 8 Support Emergency Shelter and Services for the Homeless 2021 2022 Homeless Countywide Homelessness & Homelessness Prevention ESG: $100,000.00 Homeless Person Overnight Shelter: 120 9 HMIS Support 2021 2022 Other Countywide Homelessness & Homelessness Prevention ESG: $40,000 Other: HMIS support 3 10 Provide Homelessness Prevention 2021 2022 Homeless Special Needs Countywide Homelessness & Homelessness Prevention ESG: $61,461.30 Homelessness Prevention: TBD 11 Tenant Based Rental Assistance 2021 2022 Affordable Housing Countywide Homelessness & Homelessness Prevention HOME $100,000 Tenant-based Rental Assistance/ Rapid Rehousing: 4 Table 53 – Goals Summary 9.A.1.c Packet Pg. 357 Consolidated Plan COLLIER COUNTY 158 OMB Control No: 2506-0117 (exp. 09/30/2021) Projects AP-35 Projects – 91.220(d) Introduction For FY 2021-2022, Collier County will fund a total of 12 projects under the CDBG, HOME, and ESG programs, identified below with additional details provided in Section AP-38. Please note that funding levels and goal outcome indicators are estimates for planning purposes. Payments to subrecipients for individual projects and/or activities are not contingent on meeting annual outcome indicators shown below. Subrecipient award amounts may not match those in the applications submitted to the County, as not all projects were funded at requested levels. Recommended activities are eventually finalized in a legal agreement approved by the Board of County Commissioners and the subrecipients. The agreement is considered to contain the final activity description including funding levels, scope elements, deliverables and beneficiaries and supersedes any prior information such as the application or this action plan. CDBG projects include public services, public facility, and public infrastructure improvements. Under the HOME program, the County will fund, acquisition, and/or rehabilitation of affordable housing and a tenant-based rental assistance program. ESG activities include emergency shelter operations support and administration. The administrative costs of the CDBG, HOME, and ESG projects are also included as projects and represent 20%, 10%, and 7.5% of annual allocations, respectively. In the event that any of the activities identified in the project list and descriptions do not perform as anticipated and grant funds are returned, or in the event that additional funds become available, the County reserves the right to reprogram those funds for use in a TBRA, Down Payment and Closing Cost Assistance program for low- and moderate-income households. 9.A.1.c Packet Pg. 358 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 159 OMB Control No: 2506-0117 (exp. 09/30/2021) Projects # Project Name 1 CDBG Collier County CDBG Administration & Planning 2 CDBG Casa San Juan Diego - National Development 3 CDBG Sunrise Group 4 CDBG Collier County Housing Authority – HVAC Installation 5 CDBG Collier County Housing Authority – Rental Acquisition 6 CDBG Shelter for Abused Women & Children 7 CDBG City of Naples 8 CDBG Sunrise Group 9 CDBG Legal Aid 10 CDBG Project HELP 11 HOME Habitat for Humanity 12 HOME Collier County HOME Administration & Planning 13 HOME Wounded Warrior Project 14 ESG Shelter for Abused Women 15 ESG Collier County ESG Administration & Planning Table 54 – Project Information Describe the reasons for allocation priorities and any obstacles to addressing underserved needs. The County has pursued a variety of strategies to impact the identified needs of the community, the primary obstacle to meeting the underserved needs is the lack of sufficient financial resources. Annually several project proposals may be unfunded or receive only partial funding due to lack of available resources. Allocation priorities for the FY 2021-2022 Action Plan are consistent with those outlined in the Strategic Plan portion of the County’s 2021-2025 Consolidated Plan. The priorities were identified through a review of market conditions as well as a needs assessment that analyzed affordable housing, special need housing, homeless, and non-housing community development needs in Collier County. Substantial participation by residents, local and regional organizations, and other stakeholders also informed these priorities. The Consolidated Plan and the Needs Assessment conducted as part of the Consolidated Planning process identified affordable for-sale and rental housing as a top need in Collier County. Housing affordability was the most common issue identified by interviewees and community meeting participants throughout the county, including in Naples and Immokalee. Further, according to Comprehensive Housing Affordability Strategy (CHAS) data, about 19% of all households in the county spend more than 30% of their income on housing. For low- and moderate-income households, about 75% of renters and 65% of owners spend over 30% of income on housing. 9.A.1.c Packet Pg. 359 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 160 OMB Control No: 2506-0117 (exp. 09/30/2021) The County made its funding decisions for this Action Plan based on need, geographic priorities, and opportunities to work with subrecipients and other partners that contribute additional resources to leverage federal funds. The main obstacle to addressing underserved needs is the shortage of financial resources to address Collier County’s priorities. In the event of natural disasters, pandemics, and other worldwide crisis events (natural or manmade), the County may substantially amend the projects in this Plan to meet the immediate needs of the community. It is the responsibility of the County to plan ahead and be disaster prepared. For example, in the event of hurricanes the County may reprioritize from normal activities to focus on infrastructure and facilities improvements, or increase public services, where allowable, in the case of a pandemic or other natural disaster. Under the State SHIP program, the county has an existing Disaster Assistance Strategy that goes into effect when a disaster declaration has been declared by the President or the Governor. Collier County will also take advantage of federal waivers that may be issued from time to time in the event of declared disasters. In April 2020, the County identified HUD CDBG, ESG and HOME waivers that it was electing to use in addressing the Coronavirus pandemic. Collier County will continue to take advantage of all appropriate CDBG, ESG and HOME waivers as they become available 9.A.1.c Packet Pg. 360 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 161 OMB Control No: 2506-0117 (exp. 09/30/2021) AP-38 Project Summary Project Summary Information No. Project Goals Supported Geographic Areas Needs Addressed Funding 1 Collier County CDBG Administration & Planning CDBG Planning and Administration Countywide CDBG Planning & Administration CDBG: $548,854.00 Description CDBG Program Administration & Planning Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities (additional information for this discussion may be available on the AP-36 Project Detail screen) 1 Location Description activities (additional information for this discussion may be available on the AP- 36 Project Detail screen) County Wide Planned Activities (additional information for this discussion may be available on the AP-36 Project Detail screen) CDBG funds will be used for administrative and planning activities. 2 Casa San Juan Diego - National Development Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing Countywide Housing Affordability CDBG: $500,000.00 Description Subrecipient will utilize CDBG funds to support the development of 80 affordable housing rental units in Immokalee Target Date for Completion 9/30/2022 9.A.1.c Packet Pg. 361 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 162 OMB Control No: 2506-0117 (exp. 09/30/2021) Estimate the number and type of families that will benefit from the proposed activities 80 low-mod households (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description activities (additional information for this discussion may be available on the AP- 36 Project Detail screen) County Wide Planned Activities (additional information for this discussion may be available on the AP-36 Project Detail screen) Phase 1: Preliminary engineering, architectural design & permitting. 3 Sunrise Group Public Facility Improvement Countywide Public Facility Improvement CDBG: $56,369.76 Description Subrecipient will utilize CDBG funds for facility improvements. The County will allocate prior year CDBG funding. Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities 60 individuals with disabilities (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description (additional information for this discussion may be available on the AP-36 Project Detail screen) Countywide Planned Activities (additional information for this discussion may be available on the AP-36 Project Detail screen) Public Facility Improvements 9.A.1.c Packet Pg. 362 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 163 OMB Control No: 2506-0117 (exp. 09/30/2021) 4 Collier County Housing Authority Affordable Housing: HVAC Installation Countywide Housing Affordability CDBG: $500,000.00 Description Subrecipient will utilize CDBG funds for public facility improvements: HVAC Installation Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities (additional information for this discussion may be available on the AP-36 Project Detail screen) 50 households Location Description (additional information for this discussion may be available on the AP-36 Project Detail screen) Countywide Planned Activities (additional information for this discussion may be available on the AP-36 Project Detail screen) Subrecipient will utilize CDBG funds for support affordable housing: HVAC Installation 5 Collier County Housing Authority Rental Acquisition Countywide Affordable Housing CDBG: $579,000.00 Description Subrecipient will utilize CDBG funds for rental acquisition for low-income households Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities (additional information for this discussion may be available on the AP-36 Project Detail screen) 2 households Location Description (additional information for this discussion may be Countywide 9.A.1.c Packet Pg. 363 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 164 OMB Control No: 2506-0117 (exp. 09/30/2021) available on the AP-36 Project Detail screen) Planned Activities (additional information for this discussion may be available on the AP-36 Project Detail screen) Subrecipient will utilize CDBG funds for rental acquisition for low-income households 6 Shelter for Abused Women & Children Public Facility Improvement Countywide Public Facility Improvement CDBG: $51,223.07 Description Subrecipient will utilize CDBG funds for security enhancement. The County will allocate prior year funding. Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities (additional information for this discussion may be available on the AP-36 Project Detail screen) 120 victims of domestic violence (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description (additional information for this discussion may be available on the AP-36 Project Detail screen) Countywide Planned Activities (additional information for this discussion may be available on the AP-36 Project Detail screen) Security Enhancement 7 City of Naples Infrastructure & Improvement Countywide Public Facility CDBG: $183,676.00 9.A.1.c Packet Pg. 364 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 165 OMB Control No: 2506-0117 (exp. 09/30/2021) Description Subrecipient will utilize CDBG funds for streetlight replacement in Census Tract 0007.00. The County will allocate prior year funding. Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities (additional information for this discussion may be available on the AP-36 Project Detail screen) 1125 low-mod income persons. Location Description (additional information for this discussion may be available on the AP-36 Project Detail screen) City of Naples Planned Activities (additional information for this discussion may be available on the AP-36 Project Detail screen) Subrecipient will utilize CDBG funds for streetlight replacement in low-income areas 8 Sunrise Group Public Services Countywide Public Services CDBG: $98,000.00 Description Subrecipient will utilize CDBG funds for transportation. Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities 60 persons with disabilities Location Description (additional information for this discussion may be available on the AP-36 Project Detail screen) Countywide Planned Activities (additional information for this discussion may be available on the AP-36 Project Detail screen) Subrecipient will utilize CDBG funds for transportation of disabled persons. 9.A.1.c Packet Pg. 365 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 166 OMB Control No: 2506-0117 (exp. 09/30/2021) 9 Legal Aid Public Services Countywide Public Services CDBG: $158,351.17 Description Subrecipient will utilize CDBG funds for services to victims Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities 100 Victims Served (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description Countywide (additional information for this discussion may be available on the AP- 36 Project Detail screen) Planned Activities Subrecipient will utilize CDBG funds for legal services to victims. (additional information for this discussion may be available on the AP- 36 Project Detail screen) 10 Project HELP Public Services Countywide Public Services CDBG: $92,000.00 Description Subrecipient will utilize CDBG funds for a mobile forensic unit. Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities 80 Persons Served (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description Countywide (additional information for this discussion may be available on the AP- 36 Project Detail screen) 9.A.1.c Packet Pg. 366 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 167 OMB Control No: 2506-0117 (exp. 09/30/2021) Planned Activities Subrecipient will utilize CDBG funds for a mobile forensic unit for victims of violence and trafficking (additional information for this discussion may be available on the AP- 36 Project Detail screen) 11 Habitat for Humanity Affordable Housing Countywide Affordable Housing HOME: $306,275.70 Description Subrecipient will utilize HOME funds to acquire scattered sites for new construction. The County will allocate $566,127.30 in 2019 and 2020 prior year funding. Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities 8 units (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description Countywide (additional information for this discussion may be available on the AP- 36 Project Detail screen) Planned Activities Subrecipient will utilize HOME funds to acquire scattered sites for new construction. (additional information for this discussion may be available on the AP- 36 Project Detail screen) (additional information for this discussion may be available on the AP- 36 Project Detail screen) 13 Wounded Warriors Affordable Housing Countywide Affordable Housing HOME: $400,000.00 Description Subrecipient will utilize HOME funds to fund veteran housing. Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities 1 household 9.A.1.c Packet Pg. 367 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 168 OMB Control No: 2506-0117 (exp. 09/30/2021) (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description Countywide (additional information for this discussion may be available on the AP- 36 Project Detail screen) Planned Activities Subrecipient will utilize HOME funds to acquire rental housing (additional information for this discussion may be available on the AP- 36 Project Detail screen) 14 Collier County HOME Administration & Planning HOME Planning and Administration Countywide HOME Planning and Administration HOME: $46,724.30 Description HOME Planning and Administration Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities 1 (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description Countywide (additional information for this discussion may be available on the AP- 36 Project Detail screen) Planned Activities HOME Planning and Administration (additional information for this discussion may be available on the AP- 36 Project Detail screen) 15 Shelter for Abused Women Emergency Shelter Countywide Emergency Shelter ESG: $100,000.00 9.A.1.c Packet Pg. 368 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 169 OMB Control No: 2506-0117 (exp. 09/30/2021) Description Subrecipient will utilize ESG funds for emergency shelter operations Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities 120 victims of domestic violence (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description Countywide (additional information for this discussion may be available on the AP- 36 Project Detail screen) Planned Activities Subrecipient will utilize ESG funds for emergency operations (additional information for this discussion may be available on the AP- 36 Project Detail screen) 16 Collier County ESG Administration & Planning ESG Administration & Planning Countywide ESG Administration & Planning ESG: $16,335.70 Description ESG Administration & Planning Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities 1 (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description Countywide (additional information for this discussion may be available on the AP- 36 Project Detail screen) Planned Activities ESG Administration & Planning 9.A.1.c Packet Pg. 369 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 170 OMB Control No: 2506-0117 (exp. 09/30/2021) (additional information for this discussion may be available on the AP- 36 Project Detail screen) 17 ESG Uncommitted HMIS/Homeless Prevention and Rapid Re-housing Countywide HMIS/Homeless Prevention and Rapid Re- housing ESG: $101,460.30 Description HMIS/Homeless Prevention and Rapid Re-housing Target Date for Completion 9/30/2022 Estimate the number and type of families that will benefit from the proposed activities TBD (additional information for this discussion may be available on the AP- 36 Project Detail screen) Location Description Countywide (additional information for this discussion may be available on the AP- 36 Project Detail screen) Planned Activities HMIS/Homeless Prevention and Rapid Re-housing (additional information for this discussion may be available on the AP- 36 Project Detail screen) 9.A.1.c Packet Pg. 370 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Consolidated Plan COLLIER COUNTY 171 OMB Control No: 2506-0117 (exp. 09/30/2021) AP-50 Geographic Distribution – 91.220(f) Description of the geographic areas of the entitlement (including areas of low-income and minority concentration) where assistance will be directed. Collier County is an urban county that relies on widely accepted data such as American Community Survey (ACS), HUD low and moderate-income summary data, and Federal Financial Institutions Examinations Council (FFIEC) data to determine areas throughout the community with concentrations of low and moderate-income communities. Program resources are allocated County-wide based on low-mod areas which often coincide with areas of minority concentration. Over the next year, the County intends to utilize CDBG, HOME, and ESG funds in unincorporated parts of the County and the City of Naples. Marco Island, an incorporated city within the County, opted out of participation in 2012. Over the next program year, the County anticipates spending 96% of its CDBG funds and in Immokalee HVAC improvements to rental housing and infrastructure development and 4% in Naples undertaking , street light replacement, Countywide project include rental acquisitions, shelter security enhancements, transportation services, victim services, acquisition of affordable housing and veteran housing. Geographic Distribution Target Area Percentage of Funds City of Naples 4% Immokalee 18% Collier County- Countywide 78% Table 55 - Geographic Distribution Rationale for the priorities for allocating investments geographically. Collier County targets resources in low-moderate income census block groups to meet regulatory requirements for CDBG grant funds and to target areas with the highest level of needs. Maps provided show Collier County block groups where 51% or more of the population have incomes at or below 80% of the area median income. These areas are considered “target areas” for use of HUD grant funds for area improvements, such as public infrastructure or facility improvements. HUD funds may also be spent outside of these targeted areas, as long as they provide services, improvements, affordable housing, or other benefits for low- and moderate-income households or special needs populations. The following map depict the low- and moderate-income block groups within Collier County. The low-income block groups identified in the map below will generally be prioritized for allocation of Consolidated Plan resources, however, individual low- and moderate-income persons residing anywhere in Collier County may be eligible beneficiaries of CDBG funds. The 2017 Tax Cut and Jobs Act established the Opportunity Zone program. Opportunity zones are low- income census tracts nominated by the Governor of the state to spur private investment for economic 9.A.1.c Packet Pg. 371 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 172 OMB Control No: 2506-0117 (exp. 09/30/2021) development and job creation in the designated tracts. Collier County has five census tracts that are certified by the State as Opportunity Zones (census tracts 104.11, 108.02, 112.05, 113.01, and 114). HUD encouraged grantees to consider using their CDBG, HOME, and ESG funds for eligible activities in Opportunity Zones in CPD-19-01: Guidance on Submitting Consolidated Plans and Annual Action Plans. The County's Opportunity Zones overlap with census tracts within two of the CDBG target areas. For FY 2020-2021, the County anticipates funding two public facility projects in these census tract target areas. As the Opportunity Zone program regulations are finalized, the County will explore how the CPD funds can be used to leverage Opportunity Zone funding to these areas. Source: HUD CPD Mapping Tool, https://egis.hud.gov/cpdmaps/ Affordable Housing AP-55 Affordable Housing – 91.220(g) Introduction Collier County partners with the Collier County Housing Authority (CCHA) and several non-profit agencies to assist in projects designed to provide affordable rental and homeowner housing, 9.A.1.c Packet Pg. 372 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 173 OMB Control No: 2506-0117 (exp. 09/30/2021) including assistance to people with disabilities and homeless individuals and families. The special needs population will be served through grants to local service providers. The homeless population will be served through assistance grants to local service providers. To address these needs, the County will use HOME, ESG, and CDBG funds to support the development of new affordable units and the rehabilitation of existing units. One Year Goals for the Number of Households to be Supported Homeless 120 Non-Homeless 25 Special-Needs 3 Total 150 Table 56 - One Year Goals for Affordable Housing by Support Requirement One Year Goals for the Number of Households Supported Through Rental Assistance 0 The Production of New Units 4 Rehab of Existing Units 50 Acquisition of Existing Units 3 Total 57 Table 57 - One Year Goals for Affordable Housing by Support Type Discussion: Rent Reasonableness allows Collier County to provide housing for units up to 10% over the Fair Market Rent rate. AP-60 Public Housing – 91.220(h) Introduction The Collier County Housing Authority (CCHA) is an independent authority established under state law, is separate from the general control of the County, and operates no HUD-funded public housing units. The Collier County Housing Authority is not required by a Section 504 Voluntary Compliance Agreement to increase the number of accessible units. The CCHA owns and manages 9.A.1.c Packet Pg. 373 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 174 OMB Control No: 2506-0117 (exp. 09/30/2021) public housing developments, including low-income and farm labor housing at Farm Worker Village, farm labor housing at Collier Village, a 192-bed dormitory called Horizon Village, and some scattered site housing. Farm Worker Village is a multi-family low-income and farm labor housing development in Immokalee built under the USDA 514/516 Program. The development includes 176 total acres with 591 housing units, ranging from single-family homes to duplexes and quadraplexes. Farm Worker Village has a main office, convenience store, laundromat, community center, playground, and two daycare centers. Horizon Village offers 192 beds for unaccompanied migrants and seasonal farmworkers in dormitory- style efficiency units, each with space for 8 people, a common kitchen area with appliances, and two bathrooms. A meeting room is available to provide social and educational programs. The Housing Authority also administers approximately 440 Section 8 Housing Choice Vouchers. Unlike most public housing authorities, CCHA has no HUD-funded public housing units. Their primary funding is from USDA. Actions planned during the next year to address the needs to public housing. The CCHA has also applied for rehabilitation grant through the Collier County Community and Human Services Division to rehab older units located at Farmworker Village. This project will provide HVAC to 50 units. In 2019-2020, CCHA received a HOME grant to rehabilitate 52 units at Farm Worker village. In addition, CCHA has been awarded funds for the acquisition of rental property to support 2 households during this grant cycle. Actions to encourage public housing residents to become more involved in management and participate in homeownership. The CCHA also sponsors and supports self-sufficiency programs focused at helping their residents improve their economic situation and quality of living. The programs, ROSS and FSS, are voluntary self-sufficiency programs that provide participating families the opportunity to identify needs, improve skill sets, and work towards life goals, economic independence, and housing self- sufficiency programs provide families with: • A plan specifically tailored to their family or individual goals. • A link to community organizations geared towards education, job training and placement programs, computer and financial literacy, and increased self-sufficiency. • An advocate and supporter to help residents work through barriers preventing self- sufficiency. If the PHA is designated as troubled, describe the manner in which financial assistance will be provided or other assistance. The Collier County Housing Authority is not designated as troubled and is considered a high performer. 9.A.1.c Packet Pg. 374 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 175 OMB Control No: 2506-0117 (exp. 09/30/2021) AP-65 Homeless and Other Special Needs Activities – 91.220(i) Introduction Collier County’s 2021-2025 Consolidated Plan identifies increasing housing options for homeless and at risk of homelessness as a strategic priority. Long-term objectives include supporting emergency housing and supportive services, and the implementation of a coordinated entry system. The 2021 ESG allocation will fund emergency shelter and prevention services that are projected to assist homeless and at-risk of homeless beneficiaries. The identified projects target homeless individuals and families who lack the resources to independently regain stable housing. Programs are designed to connect clients with the services necessary to ensure they move from emergency shelter to transitional or permanent housing. Describe the jurisdictions one-year goals and actions for reducing and ending homelessness including Collier County will utilize Emergency Solutions Grants funding for Emergency Shelter, Homelessness Prevention, Rapid Re-Housing, HMIS administration, and ESG program administration. Funding for these programs is projected to benefit homeless persons and those at risk of homelessness. Projects selected for funding are designed to help shorten the period the client experiences homelessness, improve their ability to secure stable housing, and prevent recurrent homeless episodes. Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs Collier County funds subrecipients that administer homelessness projects under the ESG program. They work to build trusting relationships with homeless persons living on the streets and in shelters as well as at-risk populations to remain stably housed. The subrecipients perform assessments for homeless persons and those at risk of homelessness to link them to shelter and other supportive services that are appropriate to meet their needs. All subrecipients funded through Collier County ESG will participate in coordinated entry. These organizations provide emergency shelter, rental and utility assistance, food and clothing, and other homeless services to individuals, families with children, veterans, unaccompanied youth, and including persons with HIV. Addressing the emergency shelter and transitional housing needs of homeless persons Collier County currently awards its ESG entitlement funds to subrecipients for the operation of emergency shelters, financial assistance through rapid re-housing to become stably housed, and homeless prevention programs to serve individuals and families. Some emergency shelters and homeless prevention programs are designed to focus their services to the needs of specific populations such as families, victims of domestic violence, human trafficking victims, persons 9.A.1.c Packet Pg. 375 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 176 OMB Control No: 2506-0117 (exp. 09/30/2021) being evicted, and persons with severe mental health disorders or substance abuse histories. In response to the HEARTH Act and 24 CFR part 576, Collier County, in collaboration with its subrecipients are working together to prevent homelessness by helping families remain within their communities and retain their current permanent housing or diverting people to permanent housing solutions. The first step in this process was to streamline the intake of homeless families seeking emergency shelter. The improved coordination will result in more families being diverted away from homelessness and more families exiting homelessness and being rapidly re-housed in permanent housing. Other than the funds available through this process, emergency shelter and transitional housing needs may be addressed through grant funding opportunities, such as the competitive Continuum of Care process, or through other state or local funding streams. Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again The County will continue to administer the Emergency Solutions Grants Program and oversee activities for homeless individuals and families. The County has identified rapid re-housing as a priority during the next Consolidated Plan period. Obtaining permanent housing for homeless individuals and families will shorten the length of time spent in emergency and transitional shelters. Collier County encourages collaboration with organizations to transition as many people as possible into permanent housing as quickly as possible. Some families or individuals may require only limited assistance for a short period of time, such as emergency food and shelter -- until a first paycheck is received or a medical emergency has passed. Others, however, will require more comprehensive and long-term assistance, such as transitional housing with supportive services and job training. Due to limited resources, it is important for agencies to eliminate duplication of effort by local agencies, both in intake and assessment procedures, and in subsequent housing and supportive services. The Homeless Management Information System (HMIS) can be improved with common intake forms, shared data, effective assessment instruments and procedures, and on-going coordination of assistance among community organizations. Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); or, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs Collier County will continue to operate its rental assistance program in 2021-2022 to assist families and individuals to avoid becoming homeless. This program seeks to prevent 9.A.1.c Packet Pg. 376 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 177 OMB Control No: 2506-0117 (exp. 09/30/2021) homelessness by providing up to a year of short-term rental assistance (including up to 6 months of rental arrearage), rental security deposits and last month’s rent, and/or costs such as rental application fees and utilities. AP-75 Barriers to affordable housing – 91.220(j) Introduction: The inventory of affordable housing in Collier County is not sufficient to meet the demand for affordable units. One of the primary challenges to creating and preserving affordable housing in Collier County is that household income is failing to keep up with rising housing costs. The local economy is focused on retail, hospitality, services, and agriculture; however, high housing costs have priced out much of the workforce needed for the county to function. Actions it planned to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment Collier County faces a burgeoning issue in trying to identify, quantify and qualify new and existing affordable housing units. With a wider range of housing options, Collier County would be better equipped to tackle the affordable housing problem. The effort requires comprehensive strategies and a variety of tools that can be used alone or in combination to reduce costs and increase availability. During this consolidated plan period, Collier County will continue to Review and Revise the Land Development Code which, if done well will make it easier to implement necessary changes to encourage housing affordability. The current Land Development Code (LDC) does not consistently support and encourage growth in already existing urbanized areas of the county (those areas generally west of Collier Parkway). Many of the LDC’s ordinances are geared toward large-scale, planned-unit developments (PUDs) on greenfield sites. Conversely, smaller-scale redevelopment and infill sites in already developed areas of the county are challenging to consolidate, may need to address adjacent uses and neighborhood concerns, and often require additional density to make them financially feasible. Collier County can also consider reducing parking standards to achieve affordability, permitting guest houses as accessory dwelling rental unit, encouraging smart-site infrastructure, and identify strategic opportunity sites. AP-85 Other Actions – 91.220(k) Introduction: In addition to the programs and activities described on the prior sections of this plan, the County and its subrecipients intend to undertake a number of other actions to address housing needs and problems in Collier County. These include efforts to reduce the hazards of lead-based paint in housing; efforts to improve the physical condition and management of public housing, promote greater resident involvement in public housing management and create opportunities 9.A.1.c Packet Pg. 377 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 178 OMB Control No: 2506-0117 (exp. 09/30/2021) for homeownership by public housing residents; and modify or mitigate the impact of any public policies which act as barriers to public housing, improvements to the institutional delivery structure to address any gaps or weaknesses identified in the Consolidated Plan. Actions planned to address obstacles to meeting underserved needs Collier County will collaborate with community leaders, stakeholders, and local non-profit agencies to help remove obstacles to better meet the needs of the underserved population and improve service delivery. The County will coordinate the work of non The County relies on agencies on nonprofit agencies to provide social services, disseminate news and information, and spearhead community-wide solutions to local needs. Collier County will also support the expansion of HMIS technology beyond homeless service providers as a way to link the various categories of services provided by our partner non-profit organizations and standardize performance measures. The County will also review and analyze the work of its various departments and divisions to find opportunities for collaboration between similar programs. Program staff will also ensure that all fair housing education materials are current and compliant with the Affirmatively Furthering Fair Housing Final Rule. Actions planned to foster and maintain affordable housing. Collier County will actively work to address the need for more decent and affordable housing by continuing to prioritize the investment of funds into all its housing programs. In the interest of preserving affordable housing, the County will continue to support the use of HOME program funds for activities such as: down-payment assistance, land acquisition, TBRA, and single/multifamily acquisitions and rehabilitation. Additionally, the County will continue to utilize CDBG program funds to rehabilitate owner-occupied homes. To promote fair housing choice, the County will encourage and support fair housing rights for all and provide program funds to conduct outreach and education regarding the Fair Housing Law act of 1968. Actions planned to reduce lead-based paint hazards. Collier County will continue to implement countermeasures to reduce lead-based paint hazards by abating or removing lead-based paint hazards found in existing housing built prior to 1978. Individuals who reside in properties built prior to 1978 and receive assistance through CDBG, ESG, or HOME grant programs are required to be inspected for lead-based paint hazards. These inspections are completed by a HUD Certified Inspector in accordance with HUD and Environmental Protection Agency (EPA) guidelines. Collier County educates the public on the hazards of lead-based paint and how to protect children and the elderly. In response to lead- based paint hazards and the limited resources available, the County has planned a steady, long- term response in accordance with Federal lead-based paint standards, other applicable federal regulations, and local property standards. Policies and procedures for abatement of lead hazards have been established in Collier County, which include determining cost effectiveness for abatement and procedures for assessing, contracting, and inspecting post-abatement work. The policies and procedures also include preparing work write-ups and costs estimates for all income eligible persons in Collier County with identified lead-based paint hazards. 9.A.1.c Packet Pg. 378 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 179 OMB Control No: 2506-0117 (exp. 09/30/2021) Actions planned to reduce the number of poverty-level families Collier County will continue to increase its efforts to implement anti-poverty strategies for the citizens of Collier. The County will strive to increase its efforts in assisting homeowners and renters with housing rehabilitation and renovation of affordable housing to decrease the financial burden on low-to-moderate-income persons. The County will employ the following strategies to reduce the number of poverty-level families: 1. Support the collaborative efforts of the service providers in Collier County to attract new business and industry to Collier. 2. Support the efforts of the Chamber of Commerce to target certain segments of the economy for business development/job creation. 3. Encourage nonprofit organizations to expand housing development programs to incorporate job-training opportunities as a part of their operations. 4. Promote the use of referral services for the existing Human Service Centers which involves a partnership with many human service agencies, including job referrals. 5. Provide assistance to the County’s CHDO to acquire and construct affordable rental housing for low/moderate income persons. 6. Participate in the development of a regional social service collaborative to coordinate the work of social service organizations, disseminate news and information, eliminate duplication of efforts, and spearhead community-wide solutions to local needs. 7. Use enhanced accomplishment data as a criterion in the evaluation of applications for ESG funding. 8. Support any expansion of local transit service and/or for express transit service. Through the initiatives described above, and in cooperation with the agencies and nonprofit organizations noted, the Community and Human Services Department will continue to assist low and moderate-income persons of Collier County over the next five years. Actions planned to develop institutional structure The Community and Human Services Department administers, plans, and manages all facets of the HUD grants for Collier County to ensure that all aspects of the grant programs perform in a concerted manner. The department will work as the housing and community development liaison between the county, local public housing, participating cities, state agencies, and non-profit and community-based organizations. Collier County recognizes the need to maintain a high level of coordination on projects involving other departments and/or non-profit organizations. This collaboration guarantees an efficient use of resources with maximum output in the form of accomplishments. 9.A.1.c Packet Pg. 379 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 180 OMB Control No: 2506-0117 (exp. 09/30/2021) Actions planned to enhance coordination between public and private housing and social service agencies The County will work to foster collaboration through dissemination of services, news, and information across social service organizations, subcontractors, and public and private entities. One way the County will accomplish this is through subrecipient meetings that bring together affordable housing developers and social service agencies. Additionally, the countywide Affordable Housing Plan over the next year will require input from and coordination of both housing providers and social service agencies. The County will encourage community-based solutions and regional partnerships and will continue to support and participate in the CoC, whose membership includes both affordable housing and social service agencies. 9.A.1.c Packet Pg. 380 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 181 OMB Control No: 2506-0117 (exp. 09/30/2021) Program Specific Requirements AP-90 Program Specific Requirements – 91.220(l)(1,2,4) Introduction: Community Development Block Grant Program (CDBG) Reference 24 CFR 91.220(l)(1) Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income that is available for use that is included in projects to be carried out. 1. The total amount of program income that will have been received before the start of the next program year and that has not yet been reprogrammed. $29,000 2. The amount of proceeds from section 108 loan guarantees that will be used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan $0 3. The amount of surplus funds from urban renewal settlements $0 4. The amount of any grant funds returned to the line of credit for which the planned use has not been included in a prior statement or plan. $0 5. The amount of income from float-funded activities $0 Total Program Income $0 Other CDBG Requirements 9.A.1.c Packet Pg. 381 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 182 OMB Control No: 2506-0117 (exp. 09/30/2021) 1. The amount of urgent need activities $0 2. The estimated percentage of CDBG funds that will be used for activities that benefit persons of low and moderate income. Overall Benefit - A consecutive period of one, two or three years may be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low and moderate income. Specify the years covered that include this Annual Action Plan. 80% HOME Investment Partnerships Program (HOME) Reference 24 CFR 91.220(l)(2) 1. A description of other forms of investment being used beyond those identified in Section 92.205 is as follows: Collier County does not use other forms of investment. 2. A description of the guidelines that will be used for resale or recapture of HOME funds when used for homebuyer activities as required in 92.254, is as follows: The County’s Recapture Provisions permit the original homebuyer to sell the property to any willing buyer, at any price the market will bear, during the period of affordability while the County is able to recapture all, or a portion of the HOME-assistance provided to the original homebuyer. Collier County utilizes a recapture policy in compliance of 24 CFR 92.254. The affordability period is determined based upon the amount of HOME Investment Partnerships Program funds invested into an individual project. HOME Regulations set three minimum tiers of affordability periods. When a homeowner chooses to sell or use the property for non-eligible HOME Program activities during the Period of Affordability, the full amount of the HOME Program Direct Subsidy shall be recaptured and repaid to Collier County provided that net proceeds are sufficient. If net proceeds are insufficient to repay the total HOME investment due, only the actual net proceeds will be recaptured. In the event that net proceeds are zero (as is usually the case with foreclosure), the recapture provision still applies. Recaptured funds shall be returned to the Collier County to reinvest in other affordable housing projects for low- to 9.A.1.c Packet Pg. 382 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 183 OMB Control No: 2506-0117 (exp. 09/30/2021) moderate-income persons. The County’s Resale Provisions shall ensure that, when a HOME-assisted homebuyer sells or otherwise transfers his or her property, either voluntarily or involuntarily, during the affordability period: 1) The property is sold to another low-income homebuyer who will use the property as his or her principal residence. 2) The original homebuyer receives a fair return on investment, (i.e., the homebuyer’s down payment plus capital improvements made to the house); and 3) The property is sold at a price that is “affordable for a reasonable range of low-income buyers.” The County’s Recapture and Resale Provisions are included in full in the Appendix. 3. A description of the guidelines for resale or recapture that ensures the affordability of units acquired with HOME funds? See 24 CFR 92.254(a)(4) are as follows: Development Subsidy – a development subsidy is defined as financial assistance provided by the County to offset the difference between the total cost of producing a housing unit and the fair market value of the unit. When provided independently and absent any additional subsidy that could be classified a direct subsidy, development subsidy triggers resale. Direct Subsidy – a direct subsidy is defined as financial assistance provided by the County that reduces the purchase price for a homebuyer below market value or otherwise subsidizes the homebuyer [i.e., down-payment loan, purchase financing, assistance to CHDO to develop and sell unit below market or closing cost assistance]. A direct subsidy triggers recapture. Net Proceeds – the sales price minus superior loan repayment (other than HOME funds) and any closing costs. The County’s Recapture and Resale Provisions are included in full in the Appendix. 4. Plans for using HOME funds to refinance existing debt secured by multifamily housing that is rehabilitated with HOME funds along with a description of the refinancing guidelines required that will be used under 24 CFR 92.206(b), are as follows: Not applicable. Collier County has no plans to use HOME funds to refinance existing debt 9.A.1.c Packet Pg. 383 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 184 OMB Control No: 2506-0117 (exp. 09/30/2021) secured by multifamily housing rehabilitated with HOME funds. Emergency Solutions Grants (ESG) Reference 91.220(l)(4) a) Include written standards for providing ESG assistance (may include as attachment) Collier County’s ESG Policy and Procedures Manual is attached as an appendix to this Plan. b) If the Continuum of Care has established centralized or coordinated assessment system that meets HUD requirements, describe that centralized or coordinated assessment system. Coordinated Entry is a streamlined system designed to efficiently match people experiencing homelessness or those at-risk of homelessness to available housing, shelter, and services. It prioritizes those who are most in need of assistance and provides crucial information that helps the Continuum of Care strategically allocate resources. Anyone seeking homelessness or homelessness prevention services in Collier County will complete a coordinated entry assessment which is subsequently evaluated for services. c) Identify the process for making sub-awards and describe how the ESG allocation available to private nonprofit organizations (including community and faith-based organizations). The County provides a competitive process for awarding all entitlement funding. This is widely advertised formally, via email, and at partnership meetings. A review and ranking committee reviews applications for merit and compliance. The CoC is provided an opportunity to support or not support an application. Eventually, the recommended awardees are noted in the Annual Action Plan. All public comment requirements are followed. The Annual Action Plan is presented to the Board of County Commissioners for approval, and then to HUD. The process is as follows: 1. Identification of community development issues, needs, and concerns through community meetings and citizen input. 2. Formulation of community development goals and preliminary strategies, i.e., staff and citizens. 3. Dissemination of Grant Funds information to agencies and individuals 4. Submission of Project applications; and 5. Project Selection: Review of project applications by review committee ii. Present recommendations to the Board of County Commissioners, Public Hearing and Final Selection sent to HUD d) If the jurisdiction is unable to meet the homeless participation requirement in 24 CFR 576.405(a), the jurisdiction must specify its plan for reaching out to and consulting with homeless or formerly homeless individuals in considering policies and funding decisions regarding facilities and services funded under ESG. Collier County meets the homeless participation requirement found in 24 CFR 576.405(a) 9.A.1.c Packet Pg. 384 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 185 OMB Control No: 2506-0117 (exp. 09/30/2021) through the Continuum of Care, which is led by the Collier County Hunger and Homeless Coalition. The CoC comments on funding applications and considers policies regarding homeless facilities and services. Other organizations representing the homeless provided input for the Consolidated Planning process, and a focus group was held at the Shelter for Abused Women and Children to gather input about housing and community development priorities. The County will continue to secure consultation with homeless or formerly homeless individuals, along with local organizations that represent and provide services to the homeless. e) Describe performance standards for evaluating ESG. Performance standards provide a measure for Collier County to evaluate the effectiveness of each ESG service provider in the areas of: (a) Targeting those who need assistance most; (b) Reducing the number of people living on the streets or in emergency shelters; (c) Reducing the time people spend homeless; and (d) Reducing clients’ housing barriers or housing stability risks. In addition, the County evaluates the success of ESG programs by reviewing Homeless Management Information System (HMIS) data . Sub recipients are required to submit regular reports which are reviewed by staff. These reports are used to ensure ESG compliance with regulations and local written standards as well as confirming that program goals are being met. ESG programs are also subjected to “on-site monitoring.” The County has a Monitoring Group to monitor the ESG programs. This group has participated in over 100 federal grant evaluation designs, evaluation projects, and implementation of evaluation plans. The basis for monitoring is to address findings and provides recommendations for program improvements Collier County will also evaluate each ESG service provider’s performance based on the following standards: a) Subrecipients will develop and adhere to priorities for service delivery by need. b) Subrecipients will assist clients in rapid movement to permanent housing from shelters or from the street. c) Subrecipients will ensure that clients have easy access to services. d) Subrecipients will provide comprehensive case management to address a spectrum of needs for each client. Appendix - Alternate/Local Data Sources 9.A.1.c Packet Pg. 385 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 186 OMB Control No: 2506-0117 (exp. 09/30/2021) 1 Data Source Name 2010-2014 ACS List the name of the organization or individual who originated the data set. U.S. Census Bureau Provide a brief summary of the data set. The American Community Survey is an ongoing statistical survey that samples a small percentage of the U.S. population every year, thus providing communities with more current population and housing data throughout the 10 years between censuses. ACS data is compiled from an annual sample of approximately 3 million addresses rather than an actual count. What was the purpose for developing this data set? This dataset is more current than Census 2010 data and available for more geographic areas than the ACS 1-Year Estimates. How comprehensive is the coverage of this administrative data? Is data collection concentrated in one geographic area or among a certain population? National What time period (provide the year, and optionally month, or month and day) is covered by this data set? 2010-2014 ACS 5-year estimates are based on data collected from January 1, 2010 to December 21, 2014. What is the status of the data set (complete, in progress, or planned)? Complete 2 Data Source Name 2010 Census, 2015 & 2019 American Community Survey List the name of the organization or individual who originated the data set. U.S. Census Bureau 9.A.1.c Packet Pg. 386 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 187 OMB Control No: 2506-0117 (exp. 09/30/2021) Provide a brief summary of the data set. This dataset contains what is known as “100% data,” meaning that it contains the data collected from every household that participated in the 2010 Census and is not based on a representative sample of the population. What was the purpose for developing this data set? This data provides basic characteristics such as age, sex, and race for a variety of geographic levels with most data obtainable down to the census tract or block group level. How comprehensive is the coverage of this administrative data? Is data collection concentrated in one geographic area or among a certain population? National What time period (provide the year, and optionally month, or month and day) is covered by this data set? Data was collected in April 2000. What is the status of the data set (complete, in progress, or planned)? Complete 3 Data Source Name 2011-2015 CHAS List the name of the organization or individual who originated the data set. U.S. Census Bureau Provide a brief summary of the data set. To assess housing need, HUD receives a special tabulation of data from the U.S. Census Bureau’s American Community Survey that is largely not available through standard Census products. This data, known as the Comprehensive Housing Affordability Strategy (CHAS) data, counts the number of households that fit certain combinations of HUD- specified criteria, such as housing needs by income level, race, and ethnicity. 9.A.1.c Packet Pg. 387 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 188 OMB Control No: 2506-0117 (exp. 09/30/2021) What was the purpose for developing this data set? To assess housing need based on HUD-specified criteria such as income level, race, ethnicity, and household type. How comprehensive is the coverage of this administrative data? Is data collection concentrated in one geographic area or among a certain population? National What time period (provide the year, and optionally month, or month and day) is covered by this data set? The 2011-2015 CHAS data is based on American Community Survey data collected from January 1, 2011 to December 21, 2015. What is the status of the data set (complete, in progress, or planned)? Complete 4 Data Source Name 2013 Longitudinal Employer-Household Dynamics List the name of the organization or individual who originated the data set. U.S. Census Bureau Provide a brief summary of the data set. The Longitudinal Employer-Household Dynamics (LEHD) data provides statistics on employment, earnings, and job flows by geography and industry for different demographic groups. What was the purpose for developing this data set? This dataset describes demographic characteristics and commute patterns of workers and jobs to help state and local authorities make informed economic decisions. How comprehensive is the coverage of this administrative data? Is data collection concentrated in one geographic area or among a certain population? National 9.A.1.c Packet Pg. 388 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Consolidated Plan COLLIER COUNTY 189 OMB Control No: 2506-0117 (exp. 09/30/2021) What time period (provide the year, and optionally month, or month and day) is covered by this data set? 2013 What is the status of the data set (complete, in progress, or planned)? Complete 9.A.1.c Packet Pg. 389 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Government Public Services, Residential Tourist and Commercial Subdistrict (PL20230012389) Public Facilities August 23, 2023 Page 1 of 5 Public Facilities-r1.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: The small-scale plan amendment is for 6.1+/- acre Residential Tourist (RT) portion of the Subdistrict that is intended to be utilized for up to 60,000 square feet of C-3, Intermediate Commercial uses, 215 residential dwellings or 158 hotel/motel units. The public facilities analysis evaluates the project impacts on Class A public facilities including potable water, wastewater, drainage, parks, schools, roadways, fire/EMS and solid waste. The source for the LOS information is the Collier County 2022 AUIR, unless otherwise noted. Potable Water The property is located within the Collier County Water Sewer District’s regional potable water service area. The adopted LOS standard for potable water in Collier County is 130 gallons per capita day (gpcd). The 6.16± acre tract that will permit RT uses, would permit up to 98 timeshare or multi-family units. The property is presently zoned for this use and the proposed plan amendment will allow for up to 215 efficiency type rental apartments. The County has ample potable water treatment capacity and anticipates making incremental increases in treatment capacity as population growth continues in Collier County. Residential multi-family: Existing 98 dwelling units x 2.5 pph x 130 gpcd = 31,850 gpd Peak: 31,850 gpd x 1.3 = 41,405 gpd Proposed 215 dwelling units x 2.0 pph* x 130 gpcd = 55,900 gpd Peak: 48,750 gpd x 1.3 = 63,375 gpd *Efficiency units only Collier County LOS: 130 gpcd There are no existing or anticipated capacity issues; therefore, there are no LOS issues. Data Source: Collier County 2022 AUIR The proposed additional dwelling units will not create any LOS issues related to potable water. 9.A.1.c Packet Pg. 390 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and August 23, 2023 Page 2 of 5 Public Facilities-r1.docx Sanitary Sewer The subject property is located within the Collier County Water-Sewer District, Golden Gate Wastewater Service Area. Treatment for this project will occur at the Central County Water Reclamation Facility. The County has adopted a treatment capacity LOS standard of 90 gallons per capita day (gpcd). The 6.16± acre tract that permits up to 98 timeshare or multi-family units is proposed to permit up to 215 efficiency rental units. The property is presently zoned for this use and the proposed plan amendment will simply increase the allowable number of dwelling units. This service area may be renamed the Central County Wastewater Service area in conjunction with the plant renaming prior to GMPA adoption. This change will not affect the LOS analysis herein. Residential multi-family: Existing: 98 dwelling units x 2.5 pph x 90 gpcd = 22,050 gpd Peak: 22,050 gpd x 1.21 = 26,680.5 gpd Proposed: 215 dwelling units x 2.0 pph* x 90 gpcd = 55,900 gpd Peak: 48,750 gpd x 1.21 = 63,375 gpd *Efficiency units only There are no existing or anticipated capacity issues; therefore, there are no LOS issues. Data Source: Collier County 2022 AUIR The proposed additional dwelling units will not create any LOS issues related to sanitary sewer. Arterial and Collector Roads Please refer to the Traffic Impact Statement for discussion of the project’s impact on the LOS for arterial and collector roadways within the project’s radius of development influence. Drainage The project is located within the Main Golden Gate Canal Basin. The County has adopted individual surface water management discharge rates for each basin. The adopted discharge rate for the Main Golden Gate Canal Basin is 0.04 (cfs/ac). The project will undergo a surface water management permit review by the South Florida Water Management System as part of the SDP. The project design will be consistent with the adopted basin discharge rate. The proposed development is consistent with Collier County LOS standards. 9.A.1.c Packet Pg. 391 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and August 23, 2023 Page 3 of 5 Public Facilities-r1.docx Solid Waste The 6.1+/- acre property is developed and operating as a hotel and is vested for up to 98-time share or multi-family units. These vested uses are not subject to this LOS analysis. The proposed uses will not have any negative impact on existing or projected solid waste cell or permitted capacity. The proposed project is estimated to generate the following amounts of solid waste. LOS: 2 years of constructed lined cell capacity 555,384 Tons Available cell capacity 3,935,561 Tons Solid waste generation per year: Residential multi-family: Existing: 98 x 0.64 x 2.5 = 156.8 tons/year Total Solid Waste Generated Per Year = 156.8 tons Proposed: 215 x 0.64 x 2.0* = 275.2 tons/year *Efficiency units only Total Solid Waste Generated Per Year = 275.2 tons The project is consistent with Collier County LOS standards and will nave no negative impact to the LOS standard. Data Source: Collier County 2022 AUIR Parks: Community and Regional The proposed residential use is subject to payment of parks impact fees. There will be no adverse impact to community or regional parks associated with the proposed residential use. There are no anticipated deficiencies in the parks LOS. Schools The proposed residential use is subject to payment of school impact fees. There will be no adverse impact to public schools associated with the proposed residential use. There are no anticipated deficiencies in the school LOS. Fire Control and EMS The proposed project lies within the Greater Naples Fire Rescue District. The Greater Naples Fire Rescue District and EMS - Station #70 is located at 4741 Golden Gate Parkway, which is approximately one-half mile from the property boundary. No significant impacts to Fire Control 9.A.1.c Packet Pg. 392 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and August 23, 2023 Page 4 of 5 Public Facilities-r1.docx level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on each unit. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; Greater Naples Fire Rescue and EMS- Station #70 4741 Golden Gate Pkwy Collier County Sheriff's Office - District 2 (Golden Gate City Substation) 4707 Golden Gate Parkway 9.A.1.c Packet Pg. 393 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and August 23, 2023 Page 5 of 5 Public Facilities-r1.docx Existing Services and Public Facilities Map: 9.A.1.c Packet Pg. 394 9.A.1.c Packet Pg. 395 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict (GMPA)) 9.A.1.c Packet Pg. 396 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict (GMPA)) 9.A.1.c Packet Pg. 397 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict (GMPA)) 9.A.1.c Packet Pg. 398 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict (GMPA)) 9.A.1.c Packet Pg. 399 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict (GMPA)) 9.A.1.c Packet Pg. 400 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict (GMPA)) 9.A.1.c Packet Pg. 401 9.A.1.c Packet Pg. 402 GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects CERT. OF AUTH. EB 0005151 CERT. OF AUTH. LB 0005151 BUSINESS LC 26000266 Bonita Springs 239.947.1144 Fort Myers 239.690.4380 www.GradyMinor.com Q. Grady Minor and Associates, P.A. SUBJECT PROPERTY (ST/W-1 AND ST/W-2) 9.A.1.c Packet Pg. 403 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects CERT. OF AUTH. EB 0005151 CERT. OF AUTH. LB 0005151 BUSINESS LC 26000266 Bonita Springs 239.947.1144 Fort Myers 239.690.4380 www.GradyMinor.com Q. Grady Minor and Associates, P.A. SUBJECT PROPERTY FLOOD ZONE X 9.A.1.c Packet Pg. 404 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public 9.A.1.c Packet Pg. 405 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict 9.A.1.c Packet Pg. 406 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict 9.A.1.c Packet Pg. 407 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict 9.A.1.c Packet Pg. 408 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict 9.A.1.c Packet Pg. 409 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.cPacket Pg. 410Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.c Packet Pg. 411 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.cPacket Pg. 412Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public From:Richard Yovanovich To:Wayne Arnold Subject:Fwd: STYX- Amendments to the Government Public Services, Residential Tourist and Commercial Subdistrct and Golden Gate Golf Course MPUD Date:Thursday, July 20, 2023 8:23:13 AM Attachments:image001.png image002.png Rich Yovanovich Sent from my iPhone Begin forwarded message: From: BosiMichael <Michael.Bosi@colliercountyfl.gov> Date: July 20, 2023 at 8:22:23 AM EDT To: Richard Yovanovich <ryovanovich@cyklawfirm.com>, AshtonHeidi <Heidi.Ashton@colliercountyfl.gov>, PerryDerek <Derek.Perry@colliercountyfl.gov>, FrenchJames <James.French@colliercountyfl.gov> Cc: ryan@styxcompanies.com, Dianna Quintanilla <DQuintanilla@cyklawfirm.com> Subject: RE: STYX- Amendments to the Government Public Services, Residential Tourist and Commercial Subdistrct and Golden Gate Golf Course MPUD Rich, Please submit this e-mail with your applications as evidence that the pre-app requirement has been satisfied. Thanks, mike Michael Bosi, AICP Collier County Zoning Director 239-252-1061 239-877-0705 From: Richard Yovanovich <ryovanovich@cyklawfirm.com> Sent: Wednesday, July 19, 2023 9:28 AM To: BosiMichael <Michael.Bosi@colliercountyfl.gov>; AshtonHeidi <Heidi.Ashton@colliercountyfl.gov>; PerryDerek <Derek.Perry@colliercountyfl.gov> Cc: ryan@styxcompanies.com; Dianna Quintanilla <DQuintanilla@cyklawfirm.com> Subject: STYX- Amendments to the Government Public Services, Residential Tourist and Commercial Subdistrct and Golden Gate Golf Course MPUD EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Mike, Heidi and Derek, Thank you for meeting with me and my clients regarding Amendments to the Government Public Services, Residential Tourist and Commercial Subdistrct and Golden Gate Golf Course MPUD. At 9.A.1.c Packet Pg. 413 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and this meeting we discussed the process to renovate the existing hotel and convert it to 215 multi- family units. The PUD and Subdistrict currently allow a maximum of 98 multi-family dwelling units. My clients have had additional meeting with County representative regarding this matter as well. It was agreed that the meetings we have had will satisfy the requirement to have a pre-application meeting with County staff for both the PUD Amendment and the Growth Management Plan Amendment. We look forward to working expeditiously with county staff to complete the amendment by the last BCC meeting in December. Thank-you, Rich Richard D. Yovanovich, Esq. The Northern Trust Building 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 P: 239.435.3535| F: 239.435.1218 ryovanovich@cyklawfirm.com Visit cyklawfirm.com to learn more about us. Both Richard D. Yovanovich and Coleman, Yovanovich & Koester, P.A., intend that this message be used exclusively by the addressee(s). This message may contain information that is privileged, confidential, and exempt from disclosure under applicable law. Unauthorized disclosure or use of this information is strictly prohibited. If you have received this communication in error, please notify Dianna Quintanilla immediately at dquintanilla@cyklawfirm.com or call (239) 435-3535, and permanently dispose of the original message. Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 9.A.1.c Packet Pg. 414 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and ORDINANCE NO. 2022- 14 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA TO CREATE A SUBDISTRICT ON PART OF FORMER GOLDEN GATE GOLF COURSE AND ABUTTING HOTEL, BY AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE GOLDEN GATE CITY SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN ELEMENT AND GOLDEN GATE AREA FUTURE LAND USE MAP AND MAP SERIES, BY CHANGING THE LAND USE DESIGNATION FROM URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN-COMMERCIAL DISTRICT, GOVERNMENT PUBLIC SERVICES, RESIDENTIAL TOURIST AND COMMERCIAL SUBDISTRICT TO ALLOW UP TO 75,000 SQUARE FEET OF GOVERNMENTAL FACILITY USES AND 120 BEDS FOR GROUP HOUSING USES AT A FAR NOT TO EXCEED .60; UP TO 26 UNITS AN ACRE FOR HOTEL/MOTEL USES AND 16 DWELLING UNITS AN ACRE FOR MULTI-FAMILY AND TIME SHARE USES AND 60,000 SQUARE FEET OF C-3, COMMERCIAL INTERMEDIATE ZONING DISTRICT USES ON 6.16± ACRES; AND UP TO 15,000 SQUARE FEET OF C-4, GENERAL COMMERCIAL ZONING DISTRICT USES ON .42± ACRES. THE SUBJECT PROPERTY CONSISTS OF AN AGGREGATE OF 20.1± ACRES AND IS LOCATED ON THE SOUTH SIDE OF GOLDEN GATE PARKWAY APPROXIMATELY 1/Z MILE WEST OF COLLIER BOULEVARD IN SECTION 27, TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20210001610] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and 21-CMP-01 1 1 1/1 707882/1]113 1 of 3 CC Govt PSS-SSGMPA PL20210001610 3/22/ 22 9.A.1.c Packet Pg. 415 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, D. Wayne Arnold, AICP, of Q. Grady Minor & Associates, P.A. and Jeff Davidson, P.E., of Davidson Engineering, Inc. representing Petitioner Collier County requested an amendment to the Golden Gate City Sub-Element of the Golden Gate Area Master Plan and Map Series; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small-Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and WHEREAS, the Collier County Planning Commission (CCPC) on March 17, 2022 considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Golden Gate City Sub-Element of the Golden Gate Area Master Plan and Map Series of the Growth Management Plan on April 26, 2022; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small-scale amendment to the Golden Gate City Sub-Element of the Golden Gate Area Master Plan Element and Golden Gate City Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and map amendment is attached hereto as Exhibit"A" and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. 21-CMP-01 1 1 1/1707882/1]113 2 of 3 CC Govt PSS-SSGMPA PL20210001610 3/22/22 9.A.1.c Packet Pg. 416 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after Board adoption. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this GP` day of A r , ) 2022. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER CO ' It_ DA fj A44. By: .1411‘11.4/41t,_ : By: epyClerk Wi'iam L. McDaniel, Jr., Chairman Approved as to form and legality: A Heidi Ashton-Cicko, Managing Assistant County Attorney Attachment: Exhibit A—Proposed Text Amendment and Maps This ordinance filed with the Secretary of State's" fficae 2-AT.day of and acknowledgementl that filin eceived this — daY of a.naa By 21-CMP-01 1 1 1/1707882/1]113 3 of 3 CC Govt PSS-SSGMPA PL20210001610 3/22/22 9.A.1.c Packet Pg. 417 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20210001610 EXHIBIT A GOLDEN GATE CITY SUBELEMENT OF THE GOLDEN GATE AREA MASTER PLAN A. Goals, Objectives, and Policies 1 B. Land Use Designation Description Section 5 1. URBAN DESIGNATION A. Urban—Mixed Use District 6 1. Urban Residential Subdistrict 2. High Density Residential Subdistrict 3. Downtown Center Commercial Subdistrict 4. Government Public Services, Residential Tourist and Commercial Subdistrict B. Urban—Commercial District 8 1. Mixed Use Activity Center Subdistrict 2. Golden Gate Urban Commercial Infill Subdistrict 3. Santa Barbara Commercial Subdistrict 4. Collier Boulevard Commercial Subdistrict C. LIST OF MAPS 11 Golden Gate City Future Land Use Map High Density Residential Subdistrict—1989 Boundaries of Activity Center Downtown Center Commercial Subdistrict Urban Mixed Use Activity Center—Golden Gate Parkway and Coronado Parkway Golden Gate City Urban Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Collier Boulevard Commercial Subdistrict Government Public Services, Residential Tourist and Commercial Subdistrict Text break *** *** *** *** *** A.GOALS,OBJECTIVES AND POLICIES Text break *** *** *** *** *** 2/8/2022 Text underlined is added;text ctrikc through is deleted. Page 1 of 5 Rows of Asterisk(** *** **) denotes break in text. CAO 9.A.1.c Packet Pg. 418 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20210001610 Policy 1.1.4: page 1] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. Urban—MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. High Density Residential Subdistrict 3. Downtown Center Commercial Subdistrict 4. Government Public Services, Residential Tourist and Commercial Subdistrict B. Urban—Commercial District 1. Mixed Use Activity Center Subdistrict 2. Golden Gate Urban Commercial Infill Subdistrict 3. Santa Barbara Commercial Subdistrict 4. Collier Boulevard Commercial Subdistrict Text break *** *** *** *** *** B. Land Use Designation Description Section 1. URBAN DESIGNATION A. Urban—MIXED USE DISTRICT page 5] Text break *** *** *** *** *** 4. Government Public Services, Residential Tourist and Commercial Subdistrict [page 8] This Subdistrict is 20.1±acres in size and is located on the south side of Golden Gate Parkway approximately 1/2 mile west of Collier Boulevard. The Government Public Services, Residential Tourist and Commercial Subdistrict is comprised of three parcels. Parcel 1 is intended to provide a variety of government, civic and institutional land uses. Parcel 2 is intended to provide for development of residential tourist uses consistent with the permitted and accessory uses allowed in the RT, Residential Tourist Zoning District and commercial uses consistent with the C-3 Commercial Intermediate Zoning District. Parcel 3 is intended to provide commercial uses consistent with the permitted and accessory uses allowed in the C- 4,General Commercial Zoning District. Development within the Subdistrict shall be subject to the following: 2/8/2022 Text underlined is added;text ctrikc through is deleted. Page 2 of 5 Rows of Asterisk(** *** **) denotes break in text. CIO 9.A.1.c Packet Pg. 419 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20210001610 a. The subdistrict shall be rezoned to a Planned Unit Development (PUD). b. The rezone Ordinance must include development standards and buffers to insure compatibility with surrounding properties. c. Allowable governmental services shall include general governmental offices including those associated with planning,tax collection, property appraiser,supervisor of elections, building review and similar administrative uses as well as libraries, community centers, parks and recreational uses,group housing, museums,and other public uses as identified in the required PUD Zoning Ordinance. Allowable Residential Tourist uses shall include hotel/motel, multi-family and timeshare uses. d. Parcel 1 development is limited to a maximum intensity of 75,000 square feet of governmental facility uses and up to 120 beds for group housing uses, not to exceed an FAR of 0.6 for group housing uses. Parcel 2 development is limited to a maximum of 26 du/ac for Hotel/Motel uses and 16 du/ac for multi-family and timeshare uses, and 60,000 square feet of commercial uses consistent with the C-3, Commercial Intermediate Zoning District. Parcel 3 development is limited to a maximum intensity of 15,000 square feet of commercial uses consistent with the C-4, General Commercial Zoning District. Text break *** *** *** *** *** C. LIST OF MAPS page 11] Golden Gate City Future Land Use Map High Density Residential Subdistrict—1989 Boundaries of Activity Center Downtown Center Commercial Subdistrict Urban Mixed Use Activity Center—Golden Gate Parkway and Coronado Parkway Golden Gate City Urban Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Collier Boulevard Commercial Subdistrict Government Public Services, Residential Tourist and Commercial Subdistrict 2/8/2022 Text underlined is added;text ctrikc through is deleted. Page 3 of 5 Rows of Asterisk (** *** **) denotes break in text. O 9.A.1.c Packet Pg. 420 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial PL20210001610 GOVERNMENT PUBLIC SERVICES, RESIDENTIAL TOURIST AND COMMERCIAL SUBDISTRICT Collier County, Florido QN - 111 IN MIN 17.1 -`' ON iutiittt i . ii = W i tiiitt " 1 r' Ittiiii iliiitttttiiii : N itttitlu tit tttttiiit am . - iitiitt jj_1 , I „ " Irl ' - rtill , iiii I G91. I C}ATE P : . , , lliiitttt rr.rrrrr• r rrrrrr•. rr rrr.r• SS*till/tt 1 r.f ... n i a ',0 111 is r a41S`ll PARCEL 2 73. c k {flit• ea' m 41# • • Ob• 0 C ist;:zi ..-- libik%m7- ik oil • 10 • 0% Stg ma E too r am Ivsa 1Ll l 1 1111111 1 11\ r- ADOPTED - ??. 20__ LEGEND Ord. Na 20__-??) MaovERNA4TNT PuetJC SERVICES, RESIDENTIAL TOURIST AND COMIARCIA.. SU@DISTRICT I I I 0 500' 1,000' PREPARED BY: CRAPIIICS A>,O TECMpCAL SUPPORT SECTION CdahouriiTe DtW LCPMENT AND ChrostAuthilat SCO MCES DMSOi FILE: 1111'111'1 DATE: ??/?? 2/8/2022 Text underlined is added;text ctrikc through is deleted. Page 4 of 5 Rows of Asterisk(** *** **)denotes break in text. C) O 9.A.1.c Packet Pg. 421 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial P2021mm610 QA S N71OD O. a 12 k iiiiiiii: 3 f_ m in 2 2 o WTo E S or, D 9 . 8 kE o _ 0 § et o ix §k O ui; W COErCu, z g cn 7 7 N 5 w U °0 m E 0 § u ) ; k2 aE V E 22 m 2 z 0 CDo k 2 0 1 QA e *g«8 d NVS 44 \ c$ ft g ri i w 0.2 2 ) ) 3 ) $ { \ j R % § |£j 6 k ! E ) $ k §1 k k \ j I H4 S ile! e I° L 3b S?:13 1 I S # ! 2/8/2022 Text underlined is added;text strike through is deleted. Page 5 of 5 Rows of Asterisk (** *** **) denotes break intext. 09.A.1.cPacket Pg. 422Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public ts, Allt.t S11j,, J _,p Ek 1 4.,1 v,,,)o,f_.- FLORIDA DEPARTMENT Of STATE RON DESANTIS LAUREL M.LEE Governor Secretary of State May 2, 2022 Martha S. Vergara, BMR & VAB Senior Deputy Clerk Office of the Clerk of the Circuit Court Comptroller of Collier County 3329 Tamiami Trail E, Suite #401 Naples, Florida 34112 Dear Martha Vergara: Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your electronic copy of Collier County Ordinance No. 2022-14, which was filed in this office on May 2, 2022. Sincerely, Anya Owens Program Administrator ACO/mas R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270 9.A.1.c Packet Pg. 423 Attachment: Attachment 2 - Applicant's CCPC Backup (26740 : PL20230012389 Government Public Services Residential Tourist and Housing Affordability Study Phase Two Report to the City of Naples CRA from Bright Community Trust 1 December 2021 9.A.1.d Packet Pg. 424 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Table of Contents A.Cover Letter Page 3 B.Community Meeting #2 Notes Page 5 C.Shimberg Center Report Page 7 D.GAI Report Page 24 E.About the Partners Page 35 9.A.1.d Packet Pg. 425 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and To the City of Naples CRA Board, As the President of Bright Community Trust, I am pleased to present our Phase Two Report for the Housing Affordability Study to the City of Naples CRA Board. PHASE II – HOUSEHOLDS & HOUSING ASSESSMENTS (90-120 days) Task 2 – Local Demographics. This element will be completed by Bright and Shimberg. Task 2 reporting elements are anticipated to include: Current Naples residents, earning under 120% Area Median Income (AMI) or ~$100k household income, broken down by income ranges, and household size and configuration (single adult; adults living together without children; households with children), and demographics, Cost burden for renters and owners, Housing plus transportation cost estimates, A focus on the workforce, including characteristics of commuters to and from Naples, Similar data for County and SW Florida region, for context, including comparison with 2017 ULI Collier study, and Ongoing community engagement with CRA residents and workforce. Deliverables: CRA resident/workforce meeting. Data tables and graphics in a written report that includes interpretation of the data and data source citations. Virtual or in-person presentation. Technical assistance as needed in the use of the data. Task 3 – Local Housing Supply. This element will be completed by Bright, GAI, and Shimberg. The purpose is to quantify, map and document the housing typologies in the CRA, City, County, and Region. This will allow us to characterize: For Sale and For Rent housing supply, Changes over time in the housing supply, median rents, and home sale prices, including comparison with the 2017 ULI Collier study, A map by ‘suitability’ for specified Household Size / Configurations, Affordability at various income ranges, The range of housing choices within the sub-area geography of the CRA, The identification of any existing private development sites which are part of a Federal Program that may be expiring in the future, and A visualization with maps or infographics of any mismatches between the Target Group and housing supply within the CRA. Deliverables: Functional GIS-based mapping database of housing types suitable to create mapping graphics and a technical summary memorandum of housing types to support the household Target Market. PHASE II OUTPUTS: Initial presentation (virtual or in-person) of households and housing assessments, mapping tools, and written report. Feedback on the Phase II assessments will be incorporated into Phase III recommendations. City of Naples Housing Affordability Study Phase Two Report - Page 3 of 52 9.A.1.d Packet Pg. 426 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and The analysis that follows, completed by the team at Bright, our partners at the University of Florida’s Shimberg Center for Housing Studies, and GAI Consultants Community Solutions Group, gives community input from CRA residents, workforce, and other interested parties on their views on housing needs, especially in light of the sale of the Gordon River Apartments; a detailed analysis of resident and non-resident-workforce households including sizes and incomes; and an analysis of housing available for rent and for sale in the CRA, City, and County, with unit counts and pricing information broken down by proximity to better illustrate housing challenges for the households analyzed. There were some minor data constraints, noted in this report, that create a few limitations on our analyses, but overall we believe this information will provide many useful insights into the current situation facing residents of the CRA, the City, and surrounding areas, that will help quantify the needs to be addressed with recommendations in the final Phase of this project. We hope these findings provide much-needed input to the vital work of the CRA Board as you consider the best ways to address these needs. Thank you, Frank Wells President Bright Community Trust City of Naples Housing Affordability Study Phase Two Report - Page 4 of 52 9.A.1.d Packet Pg. 427 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Housing Affordability Study for Naples CRA Community Meeting #2 Notes Tuesday 21 September 2021 at 6:00pm River Park Community Center Staff: Frank Wells, Bright Community Trust Jeff Oris, City of Naples Interim CRA Manager The group of 38 attendees at River Park Community Center included: Mayor Teresa Heitmann, Vice Mayor Terry Hutchison, CRA Chair Raymond Christman, and CRA Vice-Chair Michael McCabe; Quenby Tyler, CRA Advisory Board (CRAAB) Chair and George Dondanville, CRAAB Member; Vincent Keeys, NAACP; local nonprofits. Naples Daily News was also present and live- tweeted the event: A Thread from @Omar_fromPR: "Good evening, Naples. I am at the Community Redevelopment Agency affordable housing public meeting in the [...]" (threader.app) and subsequently did a video story: Gordon River Apts. concerns voiced at Naples affordable housing meeting (naplesnews.com) There was a delay in beginning the meeting, as it had been publicized at both 6:00pm and 6:30pm, and in order to maximize participation, the start was delayed to 6:30pm to accommodate. Jeff Oris opened the meeting by welcoming the larger-than-expected group and describing the City and CRA interest in housing affordability, including recent Board and CRAAB discussions, leading to the engagement of Bright Community Trust for this study. He also mentioned the presence of the public officials in the room and the fact that they would not be able to participate in the discussion because of Government in The Sunshine laws but were very interested in hearing from the community and would be available for discussion afterward. He then introduced Frank Wells. Wells opened briefly by describing this meeting as an opportunity to share what had been learned so far in the Housing Affordability Study underway but primarily focused on listening to the community, especially with the recent sale of the Gordon River Apartments. He then presented the results of Phase 1 of the Study, focused on the current inventory of affordable housing and the possible strategies for rehabbing a property like Gordon River Apartments (which sold between the time that piece of the study was completed and this community meeting.) There were questions about the lack of new construction of affordable units since 2005, per the study, and Wells discussed this, explaining the expiration of affordability provisions on many units over time without replacement units being developed that had led to the current small inventory of truly affordable rentals in and around Naples. There was also some discussion of the Study evaluation of options for rehabilitation or redevelopment of Gordon River Apartments (prior to the sale), explaining the financial dynamics of the various cases that were considered: redevelopment of the property at currently zoned, much lower, density, which was found to be financially impractical; redevelopment of the property at the current number of units, which would require significantly higher density than allowed under current zoning, and still found to be financially impractical; a mixed-income redevelopment, which would have resulted in the highest density, including a somewhat lower number of affordable units, along with many additional market-rate units, which the CRA Board deemed as too dense and so incompatible with the area; and rehabilitation of the existing units, the most practical option before the sale. City of Naples Housing Affordability Study Phase Two Report - Page 5 of 52 9.A.1.d Packet Pg. 428 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and After some discussion of these options, the community feedback moved quickly to center on the current events at the Gordon River Apartments (GRA). Residents shared stories about their precarious financial situation, already spending 60%, 70%, or more of their paychecks on rent under the previous owners, and unable to sustain projected increases in rent. Oris was able to share information from some conversations between the City and the new owners that rents would likely go up around $200 per month in the short term, and perhaps an additional $200 per month after planned renovations. Residents described having cars towed without what they felt was appropriate notice or good reason; coming home from work to find themselves locked out when locks were changed; being told that a deposit was not on record, and so a new deposit would be owed along with a lease renewal. These speakers and others shared a sense of "Where else can I go? I can't afford the rent increases, but there is nowhere else anywhere close that is affordable or has any availability either." The stories of GRA residents with a child with special needs or a multi-decade resident senior on a fixed income were particularly emotional, who see no other options and feel that the new owners and the City do not care about their fate. Wells reflected these stories back, asking if we were hearing residents say they need more information, more communication, even if the news is bad news, so that they can at least make some plans. There was some sense of agreement with this; there was also general frustration that the new owners were not presented or did not send a representative. One speaker expressed that meetings like this seem like a waste of time since the City could do more if it wanted to, with which others concurred; one replied that the City does not really want more housing for Black residents and those with lower incomes but rather wants to redevelop this mostly-waterfront neighborhood for more affluent new residents, and there were many nods of agreement with this sentiment too. Wells discussed one strategy for keeping long-time homeowners in the neighborhood in their homes by funding rehabs, which are needed by a number of residents, especially seniors. There is the prospect of more state funding for such programs next year, though these programs have challenges too and are not the cure for every situation. Some previous residents described selling their homes recently as property prices have gotten so high and moving away to take advantage of lower prices elsewhere in the county or the region; this option, of course, is not available to renters. The meeting was understandably tense and full of anxiety and fear. It finally wound down after two hours, after all assembled had the opportunity to express their concerns; several attendees stayed after to continue the discussions long after. Mr. Wells thanked the attendees for their input and informed them that there would be several more opportunities to build on these discussions in the months to come. City of Naples Housing Affordability Study Phase Two Report - Page 6 of 52 9.A.1.d Packet Pg. 429 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Naples Housing Data Assessment: Phase 2 Report Prepared by Shimberg Center for Housing Studies, University of Florida Contact: Anne Ray, aray@ufl.edu Introduction Bright Communities Trust engaged the Shimberg Center to create a two-part housing data assessment for the City of Naples, with a focus on the city’s community redevelopment area (CRA). Phase 1 of the assessment discussed the city’s inventory of affordable rental housing. Phase 2 of the assessment, summarized in this report, provides data on household size and family characteristics; household income, homeownership rates, and housing costs; and commuting patterns among workers traveling into Naples and residents of the CRA traveling to work. Data sources include the U.S. Census Bureau’s American Community Survey and Longitudinal Employer- Household Dynamics (LEHD) datase, and property appraiser data obtained from the Florida Department of Revenue. Where data are available, indicators are presented at up to four nested levels: • CRA: For most indicators, CRA boundaries are approximated using the two Collier County Census Tracts that most closely align with the district, Tracts 1.02 and 7 (see Figure 1). This area is referred to below as “CRA tracts.” The combined area includes residential blocks in Tract 1.02 to the west of the CRA, which may skew some Census data results toward higher income populations and more expensive housing. For the commuting analysis, the LEHD dataset allowed drawing the boundaries to more closely mirror the actual CRA boundaries using Census blocks. • City of Naples • Collier County • Southwest Counties: Combined region including Collier, Charlotte, Glades, Hendry, Lee, and Sarasota Counties Key findings are as follows: • Demographic data point to a need for smaller affordable housing units to serve Naples’ base of 1-2 person households, many with members age 62 and older. • Households in the CRA tend to be younger and are more likely to be renters compared to the surrounding city and counties. The homeownership rate in the CRA is 55 percent, compared to 74-78 percent in the city and counties. • Renter household incomes in the city and county are far lower than owners’ incomes. Therefore, despite very high housing costs for homeowners, low-income renters are more likely to experience housing cost burden. • Naples is a net importer of workers from surrounding Collier and Lee County communities. Only six percent of Naples jobs are filled by city residents. • The central location of the CRA enables its residents to stay close to home for work. About one- fourth of CRA resident workers are employed in Naples, and over one-third work in other parts of Collier County. City of Naples Housing Affordability Study Phase Two Report - Page 7 of 52 9.A.1.d Packet Pg. 430 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 2 Figure 1. CRA & Census Tract Boundaries City of Naples Housing Affordability Study Phase Two Report - Page 8 of 52 9.A.1.d Packet Pg. 431 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 3 Household and Population Characteristics Demographic data point to a need for smaller housing units to serve Naples’ base of 1-2 person households, including older households. As Figure 2 shows, 71 percent of households in the City of Naples are made up of either elderly couples or elderly individuals (age 62 or older). In the CRA tracts and the larger surrounding county and region, the share of elderly households is smaller, although they still make up 53 percent of households. Most of the rest are made up of 2-4 person households. Figure 2. Households by Family Composition Source: Shimberg Center tabulation of HUD 2013-2017 CHAS dataset. Southwest Counties made up of Charlotte, Collier, Glades, Hendry, Lee, & Sarasota Counties combined. Figures 3 and 4 show more detailed household size data by tenure (owner vs. renter status). At all geographic levels, most households are made up of 1-2 people. Nearly two-thirds of owner households in the CRA and Naples are 2-person households. While the renter category includes a larger share of households with three or more people, 1-2 person households still make up the majority. The City of Naples in particular has a large share of single person renter households. 30% 32% 42% 33% 22% 20% 29% 20% 31% 31% 17% 31% 5% 7% 2% 5% 12% 10% 10% 11% 0%10%20%30%40%50%60%70%80%90%100% Southwest Counties Collier County Naples CRA Tracts (1.02 & 7) Elderly Family Elderly Living Alone Small Family (2-4 person)Large Family (5+ person)Other City of Naples Housing Affordability Study Phase Two Report - Page 9 of 52 9.A.1.d Packet Pg. 432 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 4 Figure 3. Owner-Occupied Units by Household Size Source: Shimberg Center tabulation of 2015-2019 American Community Survey. Southwest Counties made up of Charlotte, Collier, Glades, Hendry, Lee, & Sarasota Counties combined. Figure 4. Renter-Occupied Units by Household Size Source: Shimberg Center tabulation of 2015-2019 American Community Survey. Southwest Counties made up of Charlotte, Collier, Glades, Hendry, Lee, & Sarasota Counties combined. 27% 25% 29% 25% 51% 52% 61% 61% 10% 9% 5% 9% 12% 14% 5% 5% 0%20%40%60%80%100% Southwest Counties Collier County, Florida Naples city, Florida CRA Tracts (1.02 & 7) 1 person 2 person 3 person 4+ person 35% 31% 56% 36% 31% 29% 26% 27% 14% 16% 9% 15% 20% 24% 9% 22% 0%20%40%60%80%100% Southwest Counties Collier County, Florida Naples city, Florida CRA Tracts (1.02 & 7) 1 person 2 person 3 person 4+ person City of Naples Housing Affordability Study Phase Two Report - Page 10 of 52 9.A.1.d Packet Pg. 433 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 5 Income, Tenure and Housing Costs Most residents of Naples and the surrounding counties own their homes. Naples’ homeownership rate is 78 percent, slightly above the Collier County (73 percent) and Southwest Counties (74 percent) levels. The homeownership rate in the CRA tracts is considerably lower, at 55 percent. Figure 5. Homeownership Rate Source: Shimberg Center tabulation of 2015-2019 American Community Survey. Southwest Counties made up of Charlotte, Collier, Glades, Hendry, Lee, & Sarasota Counties combined. Figure 6 shows median household incomes for homeowners and renters in the two CRA tracts, the city, and Collier County (owner median unavailable for Tract 7). Homeowner incomes far exceed renter incomes throughout the county. Owner incomes in Tract 1.02 and the city are particularly high, while renter incomes in Tract 7 are particularly low.1 1 Medians from the American Community Survey cannot be aggregated. Therefore, median incomes and housing costs are unavailable for the combined CRA Census Tracts and Southwest Counties. 74% 73% 78% 55% 0%20%40%60%80%100% Southwest Counties Collier County Naples CRA Tracts (1.02 & 7) City of Naples Housing Affordability Study Phase Two Report - Page 11 of 52 9.A.1.d Packet Pg. 434 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 6 Figure 6. Median Income by Tenure Source: Shimberg Center tabulation of 2015-2019 American Community Survey. Census Tract 7 median owner income unavailable. Commensurate with their higher incomes, owners’ housing costs far outstrip renters’ costs. Figure 7 compares median monthly housing costs for owners with mortgages to costs for renters. For owners, these costs include principal and interest payments, taxes, insurance, utilities, and condominium and mobile home fees. For renters, these costs include rent paid to the landlord and tenant-paid utilities. Owner median housing costs are nearly $3,500 per month in Naples, well above the countywide median of $1,869. Tract 1.02, which includes homes to the west of the CRA as well as the western half of the CRA, has a similarly high median cost. While lower, the median cost of $2,375 in Tract 7 still exceeds the countywide median. These high monthly costs are driven by large concentrations of higher-end homes in the CRA, city, and county. Among renters, median costs are more uniform and much lower than the owner costs, ranging from $1,057 per month in Tract 7 to $1,357 citywide. $83,044 $136,027 $142,292 $46,097 $45,085 $38,125 $22,357 $0 $50,000 $100,000 $150,000 Collier County Naples Tract 1.02 Tract 7 Renters Owners City of Naples Housing Affordability Study Phase Two Report - Page 12 of 52 9.A.1.d Packet Pg. 435 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 7 Figure 7. Median Monthly Housing Cost by Owner/Renter Status Source: Shimberg Center tabulation of 2015-2019 American Community Survey. Median costs include utilities. Owner costs for owners with mortgages only. Owner costs include mortgages, taxes, property insurance, utilities, and condo/mobile home lot fees. Renter costs include contract rent paid to landlord and utilities. Renters in the area generally pay less than their housing than owners, but they also have far lower incomes. For this reason, renters’ lower costs do not necessarily translate into affordable rents. At all geographic levels, most low-income renters and homeowners are cost-burdened, meaning they pay more than 30 percent of their income for housing costs. Figure 8 shows the breakdown of households by income as a percentage of area median income (AMI) and cost burden status for the city, Collier County, and the Southwest Counties. Tract-level data for the CRA are unavailable. A majority of renters and owners are cost burdened among households with incomes up to 50 percent AMI (approximately $30,000-$42,000, depending on household size). For households at 50-80 percent AMI (up to $47,000-67,000), a majority of renters at all geographic levels and a majority of owners in Naples are cost burdened. $1,317 $1,357 $1,298 $1,057 $1,869 $3,448 $3,620 $2,375 $0 $1,000 $2,000 $3,000 $4,000 Collier County Naples Tract 1.02 Tract 7 Owner Costs (w/Mortgage)Renter Costs City of Naples Housing Affordability Study Phase Two Report - Page 13 of 52 9.A.1.d Packet Pg. 436 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 8 Figure 8. Households by Tenure, Income (% AMI), and Cost Burden Source: Shimberg Center, Affordable Housing Needs Assessment City of Naples Housing Affordability Study Phase Two Report - Page 14 of 52 9.A.1.d Packet Pg. 437 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public 9 Workforce and Commuting Patterns Increasing the affordable housing supply is key to providing homes for the local workforce and reducing workers’ commuting costs. This section provides information about workforce location to help plan for their housing needs. It describes commuting patterns, job characteristics, and worker characteristics for two groups: 1) “Commuting In,” employees with a work location in Naples and 2) “Commuting Out,” employed residents whose home location is in the CRA boundaries. Data come from the Census Bureau’s Longitudinal Employer-Household Dynamics (LEHD) dataset, which pairs workers with their employers’ locations. The cost burden gaps presented earlier reflect the extent to which housing costs have risen out of the reach of the workforce. The median wage for jobs in Collier County in 2020 was $18.39 per hour, or approximately $38,000 per year. Working full-time, a worker paying 30 percent of this amount for housing costs could afford to pay $956 per month for housing, below the Naples median rent of $1,357. Even with two full-time workers at this level, the median owner cost of $3,448 is far out of reach. While this section looks at workforce commuting, we note that with the region’s older population profile, the larger gap between housing costs and Social Security retirement benefits is of particular concern. Nearly 82,000 people receive Social Security retirement benefits in Collier County, with an average benefit of $1,709 per month. For those depending solely on that income, an affordable housing cost at 30 percent of income would be $513 per month. Commuting In: Naples Workforce Profile The LEHD counts 27,376 jobs with work locations in Naples.2 With its small population and large commercial base, Naples is a net importer of workers. The city only has 6,335 resident workers total, and of these, just 1,695 work in Naples itself. The remaining 25,681 Naples employees live outside the city (Figure 9), as follows: • 1,591 live in Golden Gate (6 percent of all Naples workers) • 15,002 live elsewhere Collier County (55 percent) • 1,000 live in Bonita Springs (4 percent) • 3,245 live elsewhere in Lee County (12 percent) • 4,843 live in counties other than Collier or Lee (18 percent) Figure 10 shows the distance and direction from workplaces in Naples to workers’ home residences. The chart shows that commuters travel from homes north and east of the city to Naples workplaces, with a smaller contingent traveling from the southeast. Just over half of workers live less than 10 miles from the workplace, 20 percent live 10-24 miles away, nine percent live 25-50 miles away, and nearly 18 percent live more than 50 miles from the workplace. Most workers traveling 10 or more miles come from communities north and northeast of the city. The longest distances likely include employees who work remotely or at locations other than their firms’ headquarters. 2 Job locations are based on the employer’s address. For remote workers and some multi-site employers such as construction companies, school districts, and local government employees, this results in some jobs listed at a headquarters address rather than the actual work location. City of Naples Housing Affordability Study Phase Two Report - Page 15 of 52 9.A.1.d Packet Pg. 438 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 10 Figure 9. Place of Residence for Naples Employees Source: Shimberg Center tabulation of U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) dataset Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics, 2018 6%6%4% 55% 12%18% 0% 10% 20% 30% 40% 50% 60% Naples Golden Gate Bonita Springs Collier County, other Lee County, other Other Counties Figure 10. Distance and Direction from Work to Home, Naples Employees City of Naples Housing Affordability Study Phase Two Report - Page 16 of 52 9.A.1.d Packet Pg. 439 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 11 Job characteristics: Most Naples jobs are in service industries (Figure 11). Nearly two-thirds of jobs are in health care and social assistance (29 percent), accommodation and food services (21 percent), and retail (14 percent). Over half of jobs pay less than $40,000 per year, including 22 percent that pay less than $15,000 per year and 37 percent that pay between $15,000 and $40,000 (Figure 12). Note that these include part-time jobs. Figure 11. Top Industries, Naples Jobs Source: Shimberg Center tabulation of U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) dataset Figure 12. Wages, Naples Jobs Source: Shimberg Center tabulation of U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) dataset Worker characteristics: As Figure 13 shows, Naples’ workforce is primarily made up of White, non- Hispanic workers. Twelve percent of workers are African-American; 22 percent are Hispanic/Latino. Nearly two-thirds of jobs are held by workers with post-high school education, including 29 percent with a Bachelor’s degree or higher. Half of workers are between age 30 and 54. 29%21%14%6% 31% 0% 10% 20% 30% 40% Health Care and Social Assistance Accommodation and Food Services Retail Trade Professional, Scientific, and Technical Services Other% of Jobs22% 37%41% 0% 10% 20% 30% 40% 50% $1,250/month or less ($15,000/year) $1,251-$3,333/month ($15,001-$39,999/year) More than $3,333/month ($40,000/year or more)% of JobsCity of Naples Housing Affordability Study Phase Two Report - Page 17 of 52 9.A.1.d Packet Pg. 440 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 12 Source: Shimberg Center tabulation of U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) dataset Figure 13. Worker characteristics for jobs located in Naples City of Naples Housing Affordability Study Phase Two Report - Page 18 of 52 9.A.1.d Packet Pg. 441 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public 13 Commuting Out: CRA Residents Profile The LEHD counts 837 resident workers who are living in the CRA district. As Figure 14 shows, over one- fourth (26 percent) work in the City of Naples, and an additional 36 percent work for employers elsewhere in Collier County. A small group (9 percent) work for Lee County employers. The remaining 29 percent work for employers in other counties. Again, some of these may be employees of companies headquartered outside of the county who have worksites in Naples or Collier County. Most CRA resident workers (57 percent) commute less than 10 miles to work (Figure 15), a benefit of the CRA’s central location in Naples. Common work destinations include the commercial areas in the city surrounding the CRA and the commercial corridors north of the city along Tamiami Trail and Pine Ridge Road. Figure 14. Place of Work for CRA Residents Source: Shimberg Center tabulation of U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) dataset 26% 36% 9% 29% 0% 10% 20% 30% 40% Naples Collier County, Other Lee County Other Counties City of Naples Housing Affordability Study Phase Two Report - Page 19 of 52 9.A.1.d Packet Pg. 442 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 14 Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics, 2018 Job characteristics: CRA resident workers are employed in a variety of industries. As Figure 16 shows, the largest concentration, 20 percent, is in accommodation and food service jobs. Wages tend to be lower for CRA resident workers compared to the Naples job base. Nearly three-quarters of jobs pay less than $40,000 per year, with 44 percent paying $15,001-39,999 and 30 percent paying $15,000 or less (Figure 17). Worker characteristics: The CRA resident workers include 55 percent White residents and 41 percent African-American (Figure 18). Twenty percent of the resident workers are Hispanic/Latino. Roughly half of the resident workers have a post-high school education, including 20 percent who hold a Bachelor’s degree or higher. Figure 15. Distance and Direction from Home to Work, CRA Residents City of Naples Housing Affordability Study Phase Two Report - Page 20 of 52 9.A.1.d Packet Pg. 443 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 15 Figure 16. Top Industries, CRA Resident Workers Source: Shimberg Center tabulation of U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) dataset Figure 17. Wages, CRA Resident Workers Source: Shimberg Center tabulation of U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) dataset 20% 15%14% 8%8%6% 29% 0% 10% 20% 30% Accommodation and Food Services Health Care and Social Assistance Retail Trade Administration & Support, Waste Management and Remediation Construction Arts, Entertainment, and Recreation Other% of Jobs30% 44% 26% 0% 10% 20% 30% 40% 50% $1,250/month or less ($15,000/year) $1,251-$3,333/month ($15,001-$39,999/year) More than $3,333/month ($40,000/year or more)% of JobsCity of Naples Housing Affordability Study Phase Two Report - Page 21 of 52 9.A.1.d Packet Pg. 444 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 16 Source: Shimberg Center tabulation of U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) dataset Figure 18. Worker Characteristics, CRA Resident Workers City of Naples Housing Affordability Study Phase Two Report - Page 22 of 52 9.A.1.d Packet Pg. 445 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public 17 Conclusion The housing and workforce analysis place Naples in a regional context. The city is a net importer of workers for surrounding communities to the north and east. Often these workers are filling jobs paying less than $40,000 per year. Even with two full-time workers in a household, these wages fall short of what is needed for affordable homeownership, and rule out many newer rental units as well. These gaps also affect the region’s large population of older adults. While many retirees in the area bring savings and other forms of wealth beyond retirement benefits, those who depend on Social Security would find little available housing that is affordable at current benefit levels. Adding smaller units that cater to the area’s significant number of 1-2 person households, including accessibility features for older households, is one way to restore balance to the housing market. Finally, the analysis shows the value of preserving and expanding housing at a variety of price points in the CRA district itself. The district provides a central location for Naples’ workforce and houses a higher proportion of working-age households than the surrounding area. Maintaining and expanding the affordable housing supply in the CRA provides the opportunity to make both housing and transportation more affordable for Naples’ workforce. City of Naples Housing Affordability Study Phase Two Report - Page 23 of 52 9.A.1.d Packet Pg. 446 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and GAI Consultants, Inc. 618 E. South Street Suite 700 Orlando, Florida 32801 T 407.423.8398 gaiconsultants.com Memorandum A GAI Consultants Inc. Service Group The Community Solutions Group performed an analysis of local housing supply within the Collier County limits for the purpose of quantifying, mapping, and documenting the housing typologies found within various sub-geographies. Sub-geographies utilized in this analysis include the Naples CRA and several geometric regions, each representing a buffer distance from the Naples CRA (1, 3, 5, 7, 10, 20, and 40 miles). Within limitations, the Local Housing Supply Analysis identified both the ‘for-sale’ and ‘for-rent’ housing supply, and provides additional information regarding housing suitability and affordability across the project sub-geographies. The analysis results and summary statistics are presented in a series of accompanying infographics. Methodology The analysis utilized four primary datasets: 2021 Collier County parcel boundaries (Florida Department of Revenue “FDOR”, 2021) 2021 Collier County final real property (NAL) assessment roll (FDOR, 2021) Compiled multi-family residential property summary reports (CoStar, 2021) Collier County Area Median Income (“AMI”) metrics (U.S. Department of Housing and Urban Development “HUD”, 2021 Median Income) Development of the project sub-geographies was informed by socio-demographic statistics contained within the Shimberg Center for Housing Studies Naples Housing Data Assessment: Phase II summary report. Together, these datasets provided a foundation upon which to investigate housing supply and various housing characteristics pertinent to the analysis, such as typology (e.g. bedroom count, for-sale vs. for-rent), estimated cost, and location. To Frank Wells (Bright Community Trust) CC Subject Local Housing Supply Analysis Methodology Project Naples Housing Study From: Patrick Panza, AICP; Laura Smith; Natalie Frazier Date December 1, 2021 City of Naples Housing Affordability Study Phase Two Report - Page 24 of 52 9.A.1.d Packet Pg. 447 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and For-Rent Housing Analysis The for-rent housing analysis utilized compiled multi-family residential property summary reports (CoStar, 2021) constituting an inventory of for-rent housing units located within Collier County. Multi- family residential properties of 10 units or more were included in the inventory. Supply For each property (if available), reported data included total unit counts for the following unit types: Studio (0-bedroom), 1-bedroom, 2-bedroom, 3-bedroom, and 4-bedroom. Cost For each property (if available), reported data included average weighted monthly rent per unit type. Affordability and Suitability The project sub-geographies were used in a GIS spatial analysis to generate summary statistics of per- type unit counts and average weighted unit costs in each sub-geography. Combined with Collier County Area Median Income (“AMI”) categories (HUD, 2021) and combined-income and rent limits (Florida Housing Finance Corporation, 2021), the summary statistics were further categorized by affordability at various income levels. For-Sale Housing Analysis The for-sale housing analysis utilized the Collier County parcel boundaries and real property assessment roll (FDOR, 2021). Supply DOR land use codes and Homestead exemption codes were used to extract a subset of parcels representing the for-sale single-family residential properties located within Collier County. Cost Estimated monthly mortgage payments for individual properties were calculated using the Just Value (FDOR, 2021) of the property as the basis for calculating the monthly mortgage payment (principle + interest) on a standard 30-year mortgage at an APR of 3.8%. Affordability and Suitability Per the HUD Comprehensive Housing Affordability Strategy guidelines, households spending more than 30 percent of income on housing costs are considered to be housing -cost burdened. This 30% upper limit was used in combination with the Collier County AMI of $84,300 (HUD, 2021) and combined-income and rent limits (Florida Housing Finance Corporation, 2021) to determine cost thresholds used in evaluation of affordability at various income levels. End Notes City of Naples Housing Affordability Study Phase Two Report - Page 25 of 52 9.A.1.d Packet Pg. 448 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 8429 Big Cypress Reservation Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Average Rent (4br)CRA1 mi3 mi5 mi7 mi10 mi20 mi40 mi$0 $400 $800 $1,200 $1,600 $2,000 $2,400 $2,800 Average Rental Rate$1,424 $2,999 $2,635 $790 80% AMI ($1,956) 50% AMI ($1,222) Average Rent (3br) CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi $0 $400 $800 $1,200 $1,600 $2,000 $2,400 Average Rental Rate$1,224 $2,604 $2,668 $2,201 $2,625 $2,723 $821 80% AMI ($1,754) 50% AMI ($1,096) Average Rent (2br) CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi $0 $400 $800 $1,200 $1,600 $2,000 $2,400 Average Rental Rate$1,330 $2,744 $1,880 $1,930 $1,843 $1,499 $2,769 $712 80% AMI ($1,518) 50% AMI ($948) Average Rent (1br) CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi $0 $200 $400 $600 $800 $1,000 $1,200 $1,400 $1,600 $1,800 $2,000 $2,200 Average Rental Rate$1,269 $1,626 $1,405 $1,634 $1,577 $1,342 $2,305 $586 80% AMI ($1,266) 50% AMI ($791) Average Rent (Studios) CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi $0 $200 $400 $600 $800 $1,000 $1,200 $1,400 $1,600 $1,800 Average Rental Rate$1,999 $731 80% AMI ($1,182) 50% AMI ($738) Collier County Sub-geographies Date: 11.30.2021 For-rent Supply Average Rental Rates | For-rent Supply Note: Rent Limit source - Florida Housing Finance Corporation, 2021 Combined Income and Rent Limits by County Collier County AMI AMI 80% 50% $84,300 $67,440 $42,150 City of Naples Housing Affordability Study Phase Two Report - Page 26 of 52 9.A.1.d Packet Pg. 449 Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 8429 Big Cypress Reservation Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 8429 Big Cypress Reservation Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 8429 Big Cypress Reservation Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 8429 Big Cypress Reservation Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee CRA 0 84 411 21 0 1 mi 147 422 330 0 0 3 mi 8 773 690 239 0 5 mi 52 1336 2441 562 0 7 mi 0 2009 3565 1167 27 10 mi 92 823 911 886 70 20 mi 0 360 699 198 12 40 mi 0 137 606 538 116 Region ID Total Units (Studios) Total Units (1br) Total Units (2br) Total Units (3br) Total Units (4br) Collier County Sub-geographies Date: 11.30.2021 4-bedroom Units3-bedroom Units 2-bedroom Units1-bedroom UnitsStudio Units Total For-rent Supply | Collier County Note: Includes properties without reported rental rates. City of Naples Housing Affordability Study Phase Two Report - Page 27 of 52 9.A.1.d Packet Pg. 450 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 miCRA Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypre ssNational Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Total Studio Units up to 50% AMI 50 to 80% AMI >80% AMI CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi 0 10 20 30 40 50 60 70 80 90 0 0 0 0 0 92 0 00000000 0000 52 0 0 0 0 Collier County Sub-geographies Date: 11.30.2021 >80% AMI50 to 80% AMIUp to 50% AMI For-rent Supply & Suitability | Studio Units Note: Only properties with reported rental rates depicted. City of Naples Housing Affordability Study Phase Two Report - Page 28 of 52 9.A.1.d Packet Pg. 451 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 miCRA Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Total 1-bedroom Units up to 50% AMI 50 to 80% AMI >80% AMI CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi 0 200 400 600 800 1,000 1,200 1,400 0 0 4 0 0 12 0 137 68 12 214 377 429 159 0 016 248 297 919 1,450 352 339 0 Collier County Sub-geographies Date: 11.30.2021 >80% AMI50 to 80% AMIUp to 50% AMI For-rent Supply & Suitability | 1-bedroom Units Note: Only properties with reported rental rates depicted. City of Naples Housing Affordability Study Phase Two Report - Page 29 of 52 9.A.1.d Packet Pg. 452 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 miCRA Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Total 2-bedroom Units up to 50% AMI 50 to 80% AMI >80% AMI CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi 0 400 800 1,200 1,600 2,000 0 0 0 0 146 182 0 596 358 0 176 736 1,249 302 0 053 308 421 1,420 2,021 271 682 0 Collier County Sub-geographies Date: 11.30.2021 >80% AMI50 to 80% AMIUp to 50% AMI For-rent Supply & Suitability | 2-bedroom Units Note: Only properties with reported rental rates depicted. City of Naples Housing Affordability Study Phase Two Report - Page 30 of 52 9.A.1.d Packet Pg. 453 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 miCRA Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Total 3-bedroom Units up to 50% AMI 50 to 80% AMI >80% AMI CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi 0 50 100 150 200 250 300 350 400 450 500 550 0 0 0 0 64 222 0 503 21 0 64 254 455 167 0 000 132 284 586 343 198 0 Collier County Sub-geographies Date: 11.30.2021 >80% AMI50 to 80% AMIUp to 50% AMI For-rent Supply & Suitability | 3-bedroom Units Note: Only properties with reported rental rates depicted. City of Naples Housing Affordability Study Phase Two Report - Page 31 of 52 9.A.1.d Packet Pg. 454 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 miCRA Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Total 4-bedroom Units up to 50% AMI 50 to 80% AMI >80% AMI CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi 0 20 40 60 80 100 0 0 0 0 0 0 0 111 0 0 0 0 24 32 0 000000 38 12 0 Collier County Sub-geographies Date: 11.30.2021 >80% AMI50 to 80% AMIUp to 50% AMI For-rent Supply & Suitability | 4-bedroom Units Note: Only properties with reported rental rates depicted. City of Naples Housing Affordability Study Phase Two Report - Page 32 of 52 9.A.1.d Packet Pg. 455 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 miCRA Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 8429 Big Cypress Reservation Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Average Estimated Monthly Mortgage (Total Living Area <=3,000 SF) CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi $0 $500 $1,000 $1,500 $2,000 $2,500 $3,000 $3,500 Average Estimated Monthly Mortgage$3,588 $3,012 $1,795 $1,450 $1,790 $1,593 $1,857 $924 50% AMI ($1,054) 80% AMI ($1,686) Collier County Sub-geographies Date: 11.30.2021 Average Mortgage Rates | For-sale Supply Note: Mortgage affordability based on maximum 30% of household income allocated toward mortgage. Collier County Area Median Income AMI 80% 50% $84,300 $67,440 $42,150 City of Naples Housing Affordability Study Phase Two Report - Page 33 of 52 9.A.1.d Packet Pg. 456 Single-family Dwelling Units >80% AMI CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi 0 2,000 4,000 6,000 8,000 10,000 12,000 209 1,424 4,782 6,878 9,802 12,210 13,914 588 Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Single-family Dwelling Units 50 to 80% AMI CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 26 289 2,688 5,629 8,153 8,551 8,128 1,368 Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Single-family Dwelling Units up to 50% AMI CRA 1 mi 3 mi 5 mi 7 mi 10 mi 20 mi 40 mi 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 10 373 3,896 7,934 4,903 4,064 3,990 2,434 Ta m i a m i C a n a l Estero Bay Preserve State Park Naples Bonita Springs 29 Fakahatchee Strand Preserve State Park Picayune Strand State Forest Big Cypress National Preserve Immokalee Collier County Sub-geographies Date: 11.30.2021 >80% AMI50 to 80% AMIUp to 50% AMI For-sale Supply Note: Only properties with reported rental rates depicted. City of Naples Housing Affordability Study Phase Two Report - Page 34 of 52 9.A.1.d Packet Pg. 457 Frank Wells President Bright Community Trust, Inc. Frank Wells is a lifelong entrepreneur, founding several successful businesses, including World Power & Water, which developed technology for infrastructure-scale ocean-based production of electricity and clean water and raised over $100,000,000 in project funding commitments, and the Venture House social enterprise project, creating low-cost housing options to attract and retain entrepreneurs, artists, and social innovators while improving target neighborhoods and creating jobs and community impact. Frank is a graduate of Leadership St Pete, Leadership Tampa Bay, Leadership Orlando, the statewide Wedgworth Leadership Institute for Agriculture and Natural Resources, and Leadership Florida’s flagship Cornerstone program, and has served on numerous boards and community groups, including USF St Pete’s Entrepreneurship Advisory Board, Your Real Stories, The Collective, and chairing the grand opening gala for the Chihuly Collection, among many others. Frank currently serves as Chief Impact Officer for Bright Community Trust, solving the critical need for good, safe, healthy homes within financial reach for every individual and family across Florida. City of Naples Housing Affordability Study Phase Two Report - Page 35 of 52 9.A.1.d Packet Pg. 458 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Frank Wells St. Petersburg, FL | +1.727.203.5800 | Frank@TheBrightWay.org Bio Sketch Frank Wells has spent his career in both the nonprofit and for-profit sectors, committed to innovative solutions, advanced leadership and collaborative strategies that solve complex problems. A proven leader from an early age, he earned his Eagle Scout award at age 13; later, he was selected by his 45 fellow leaders as President of his class of Leadership Tampa Bay 2010. In business, he built World Power & Water from a sketch on a legal pad to a 9-figure funding commitment in less than 5 years. Today, Frank is applying his vision for innovative solutions, collaboration and leadership to address housing affordability and jobs, business and economic growth in regions around Florida. “If networking were an Olympic sport,” said Frank, “I'd be a favorite to medal for Team USA – and I love to put that network to work collaboratively, so we can all achieve greater success in our endeavors.” Education/Credentials LEADERSHIP CREDENTIALS · Leadership Florida Cornerstone Class XXXVII (2018-2019): The flagship program of the premier statewide leadership network · Leadership Orlando (2016-2017): 7-county Central Florida leadership development program · Wedgworth Leadership Institute for Agriculture & Natural Resources (2013 – 2015): Two-year leadership development program, 55 program days, including 2-week national leadership trip and 3- week international leadership trip. One of 30 selected statewide for the program. · Gazelle Lab Business Accelerator: TechStars network affiliate - National Business Incubator Association member · CEOspace Free Enterprise Forum: Graduate (6x) High-Growth Company Leadership, Entrepreneurial Leadership, Capital Formation & Fundraising, IP. Classes 706, 906, 1206, 307, 507, 709 · Center for Creative Leadership / Leadership Development Institute (2010): Leadership Development Program. Flagship leadership development program of the Center for Creative Leadership, training emerging senior leaders · Leadership Tampa Bay (2009 – 2010): Regional leadership development program · Leadership St. Pete (2008 – 009): City leadership development program UNIVERSITY OF SOUTH FLORIDA | ECKERD COLLEGE | ST. PETERSBURG COLLEGE | FULL SAIL UNIVERSITY · Music Composition, Conducting, Digital Music Production, Recording Engineering, Electrical & Computer Engineering Skills & Achievements LEADERSHIP · Business and nonprofit innovation consulting; dedicated to futuristic thinking and resource development within communities, region and state-level for economic and environmental progress. Graduate of City of Naples Housing Affordability Study Phase Two Report - Page 36 of 52 9.A.1.d Packet Pg. 459 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Page 2 INNOVATION · Created the award-winning Venture House program that incubates entrepreneurs and artists as economy drivers and job creators and matches them with a creative affordable housing solution to the benefit of low to moderate income communities. Developed a strategic initiative for a comprehensive Regional Affordable Housing Solution Collaborative spanning Central Florida. ACHIEVEMENT · Build capital and lead a great development team to cultivate a 35% increase in Bright Community Trust annual budget from multiple funding sources, including a $250,000 grant from the Coalition for a Healthy St. Pete among several others. Fostered strategic partnerships across Central Florida to expand Bright Community Trust initiatives, growing it from a county-wide program to a regional partnership with exponential impact on affordable housing solutions. MANAGEMENT/OVERSIGHT · 20+ years leading internal and external teams, including project management, direct staffing, multiple contractors and cultivating strategic external partnerships. This has lead to billions of dollars in energy partnerships, leading a county-wide multi-million-dollar program in a regional/Central Florida expansion. to leverage resources and dramatically increase impact on affordable housing solutions. Experience CHIEF IMPACT OFFICER | BRIGHT COMMUNITY TRUST | JAN 2018 - CURRENT · Strategy. Resources. Connections. Developing diverse revenue streams and integrative, collaborative partnership strategies. Solving housing needs with innovative regional-scale solutions from Florida's leading land trust and community development enterprise. Integrating the personal, neighborhood, municipal, and regional in a comprehensive regional plan encompassing data, policy, funding, sustainability, communications, and organizational capacity, from door-to-door outreach and engagement, to housing, workforce and economic development, to a $100 million regional housing impact fund. FOUNDER | VENTURE HOUSE | DEC 2013 - CURRENT · The vision of Venture House is a City that is a magnet for entrepreneurs and artists, with strong housing stocks in thriving neighborhoods, with an abundance of good jobs and a flourishing economy. | Our strategy is to take boarded vacant houses, those in foreclosure and other problem properties, one small cluster of 5-10 houses at a time within a target neighborhood in need of fresh energy and rehab them (including a big sweat equity contribution) to provide affordably-priced housing for local entrepreneurs and artists who will commit to live there and create jobs and enhance the culture in our City and be involved in their community. | Venture House was the winning pitch (out of 39) at the 2013 St Pete Impact Forum, and has been covered in media locally, nationally and in Canada, the UK and Denmark, including a feature story in Fast Company online. | Venture House now operates as a program of Bright Community Trust. CHIEF EXECUTIVE OFFICER | WORLD POWER & WATER | MAY 2007 - 2017 · Strategy. Resources. Connections. Solving housing needs with innovative regional-scale solutions from Florida's leading land trust and community development enterprise. | Large-Scale Domestic & City of Naples Housing Affordability Study Phase Two Report - Page 37 of 52 9.A.1.d Packet Pg. 460 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Page 3 International Projects | World Power & Water develops renewable energy, fresh water and other sustainable resource projects for utility companies, government entities, international development agencies and others. | We're particularly successful matching infrastructure needs with technology solutions with fundable deal structures: everyone loves sustainability when it's also bottom line profitable. | We have deep contacts in both established commercial players and emerging technology companies, as well as expertise in project financing, development, policy and other key fields. | How can we work together to build a project that's great for the planet - and great for the bottom line? Selected Volunteer & Community Engagement · Leadership Florida: West Central Region, Events Chair 2019-2020 · St Petersburg Area Chamber of Commerce: CEO Search Committee · St Petersburg Mayor Rick Kriseman: Transition Team · Leadership St Petersburg: Planning Committee · Leadership St Petersburg: Alumni Board · Leadership Tampa Bay: Seminar Chair · Chihuly Collection: Opening Gala Chair · UU Church of the Larger Fellowship: National Vice Chair · UU Musicians Network: National Conference Host and Chair · National Association for Civilian Oversight of Law Enforcement (NACOLE): National Conference Host Committee · New Leaders Council: Advisory Board · Warehouse Arts District Association: Board, Advisory Board · Your Real Stories: Advisory Board · Science Center of Pinellas County: Board, Treasurer · Greater Mt Zion African Methodist Episcopal Church: Member City of Naples Housing Affordability Study Phase Two Report - Page 38 of 52 9.A.1.d Packet Pg. 461 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Traci Blue Director of Strategic Community Initiatives Bright Community Trust, Inc. Traci Blue is a Community Relations Management professional with a passion for working within the Central Florida community and 20+ years of experience in the fields of community relations, public relations, training, coaching, and management. She has spent her career serving in the fields of corporate sports management, government, and non-profit management. She has also served on several non-profit Boards of Directors in the Central Florida community. She has earned a Certification in Volunteer Administration, which serves as evidence of experience and leadership in the field of volunteer management. She is also a Certified Practitioner of Myers Briggs Type Indicator (MBTI) to facilitate the MBTI as a resource for individuals, groups, and organizations. City of Naples Housing Affordability Study Phase Two Report - Page 39 of 52 9.A.1.d Packet Pg. 462 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Traci D. Blue, CVA 312 Becky Street – Orlando, FL 32824 Cellular 407-310-1067 tracidblue@gmail.com www.linkedin.com/in/traciblue-cva CAREER PROFILE: Driven professional with 15+ years of leadership experience in the fields of community relations, community affairs, volunteer management, public relations, management, training, leadership development, and coaching and a passion for working within the Central Florida community, as well as strong attention to detail and robust communication skills WORK HISTORY: 2020-present Central Florida Regional Housing Trust Director of Strategic Community Initiatives • Responsible for community outreach and engagement 2018-present Orange County Public Schools Language Arts Teacher, Robinswood Middle School- • Responsible for pushing into 6th, 7th, and 8th grade classes to assist selected students with meeting iReady benchmarks and increasing reading levels through use of re-teaching and scaffolding strategies, providing motivation and incentives. • Supporting ELA teams with After-School Tutoring and Saturday Enrichment. 2013-2018 Heart of Florida United Way Director, Volunteer Resource Center- • Responsible for leading the development, implementation, maintenance, and evaluation of volunteer engagement strategies, including relationship building, in-kind donations, sponsorship activities, and event coordination, which aim to facilitate people’s active participation in community solutions by focusing volunteer efforts on HFUW’s Community Investment strategies. • Responsible for measuring and reporting activity and relevant outcomes, as well as working with executives, individuals, community-based organizations, businesses, government, and staff to engage citizens in meaningful, quality volunteer roles that make a measurable difference in the quality of life for people in our community. • Chaired United Way Worldwide Strategic Volunteer Engagement Committee and served on United Way Worldwide Council of Volunteer and Employee Engagement. • Participated in organization-wide strategic planning process. 2012-2013 Junior Achievement of Central Florida, Inc. Program Director, JA Academy – • Responsible for recruiting and retaining students and mentors, establishing and maintaining community service opportunities, executive speaker series participants, internship opportunities, field trips, job shadowing, etc. • Develop and implement training programs and training evaluation • Manage program evaluation and measurement • Oversee development and implementation of recognition programs • Develop and maintain relationships with key external community leaders and groups, business leaders, resources and sponsorship investments City of Naples Housing Affordability Study Phase Two Report - Page 40 of 52 9.A.1.d Packet Pg. 463 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 2010-2012 A Gift For Teaching Volunteer Manager – •Managed volunteer recruiting, placement, scheduling, tracking, training, and orientation, etc. •Filled positions within Free Store and warehouse operations •Provided volunteers to assist with development, administration and special events •Wrote columns for AGFT blog spot and quarterly volunteer newsletter •Provided regular volunteer recognition with minimal budget, including annual volunteer appreciation event •Managed student community service and court-mandated community service programs •Utilized volunteers to help ensure that teachers have a positive shopping experience •Establish and maintain relationships with key community contacts in order to engage community members and organizations in providing supplies and resources for the AGFT Free Store 2002-2009 City of Orlando Volunteer Program Manager – •Managed Volunteer Program staff and budget and coordinated volunteer efforts of citizens and employees •Managed committee of 20+ employee volunteers who organized and executed monthly group volunteer projects and events •Created and maintained communication section on City intranet to inform staff members of available community outreach/volunteer opportunities •Served as lead contact for Emergency Support Function 15 (volunteers and donated goods) for the City of Orlando’s Emergency Management •Developed and maintained relationships with multiple community contacts in corporate, non- profit, faith-based and community organizations •Coordinated several events and projects, such as staff mentoring program with Orange County Public Schools, Mayor’s Annual Volunteer Appreciation Reception, Project Homeless Connect, and many more •Responsible for writing and presenting information, as well as writing talking points for Mayor about the City of Orlando and its volunteer program •Developed service projects for various groups visiting Orlando for corporate, youth, and faith- based conferences 2000-2002 INROADS/Central Florida, Inc. Intern Relationship Manager – •Scheduled and coordinated all intern, corporate, and Talent Pool training •Coached and advised interns on academic and career issues •Managed INROADS Student Association and INROADS Alumni Association •Managed internal database for records and reporting •Conducted trainings and presentations for interns and corporations •Planned and implemented various events, including the Annual Awards Banquet •Produced annual banquet programs, including bios, advertisements, award nominees, etc. •Managed relationships with local corporate partners/sponsors, local high schools, and Florida colleges 1998-1999 Orlando Solar Bears & Orlando Miracle (RDV Sports) Community Relations Coordinator – •Coordinated all community relations programs and events for the Orlando Solar Bears (IHL hockey team) and the Orlando Miracle (WNBA basketball team), including programs such as Reading Is Your Goal, Florida Hospital Ice Pack, Miracle at Midnight, Coach Peck’s Kids, and many others •Worked closely with OMYF staff and programs •Developed and maintained partnerships with Orange and Seminole county schools, including Partners in Education programs, as well as local and national non-profits •Served as community relations representative on behalf of both teams •Miracle and Solar Bears community relations/outreach programs affected over 10,000 Central Floridians per year City of Naples Housing Affordability Study Phase Two Report - Page 41 of 52 9.A.1.d Packet Pg. 464 1995-1998 Orlando Solar Bears (RDV Sports) Senior Ticket Sales Representative – • Sold hockey season tickets and maintained season ticket accounts, both individual and corporate accounts • Set up and implemented group sales plans and birthday party packages • Contributed to selling 5,500 season ticket packages for inaugural season 1991-1995 Orlando Magic (RDV Sports) Assistant Director Publicity/Media Relations Non-Basketball – • Handled all non-basketball publicity/media relations-including all community relations, promotions, player media, and community relations appearances, and business aspects of the Orlando Magic • Coordinated marketing and sale of publications and photos • Wrote and co-edited copy for Magic Magazine, team’s monthly magazine, HOOP, game program, and Magic Fax Break, team’s bi-weekly fax newsletter, • Selected and managed staff of interns • Worked closely with NBA Media Relations and Community Relations staff 1990-1991 Structure Assistant Manager – • Assisted in running the daily operations of the business and managing staff • Maintained good sales performance • Completed management paperwork • Created enthusiasm in employees, as well as customers, for the business • Executed and maintained merchandise displays PROFESSIONAL/COMMUNITY AFFILIATIONS: Leadership Orlando, Class 89 Orlando/Orange County COMPACT Board of Directors (Former Chair) Eckerd Project Bridge Advisory Council Member Florida Association of Volunteer Resource Management Board of Directors Council of Volunteer Management of Central Florida member Florida Civic Advance PREVIOUS COMMUNITY AFFILIATIONS: United Way Worldwide Volunteer & Employee Engagement Council member United Way Worldwide Strategic Volunteer Engagement Committee (Chair) UCF Alumni Association Board of Directors (Exec. Committee) UCF Alumni Community Volunteer Chapter (Former Chair) Orange County Boys & Girls Club Board of Directors (Vice-Chair) Athlete Connections Board of Directors Orlando Community Relations Club Member Orlando Regional Corporate Volunteer Council Board of Directors 2008 Jefferson Award Winner Orlando/Orange County COMPACT Mentor/2001 COMPACT Mentor of the Year YMCA Achievers Program Committee member and alumna Jones High School Academy of Business & Industry Advisory Board VisionQuest Community Advisory Board Member Heart of Florida United Way Loaned Executive Heart of Florida United Way Volunteer Center Advisory Committee Member Walt Disney World Helping Kids Shine Grants Judges Committee Member CERTIFICATION: Certified in Volunteer Administration Certified in Myers Briggs Type Indicator (MBTI) EDUCATION: B.A. Organizational Communications, University of Central Florida City of Naples Housing Affordability Study Phase Two Report - Page 42 of 52 9.A.1.d Packet Pg. 465 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Evan K. Shelley evan@thebrightway.org Education University of Kentucky, B.S. Civil Engineering Spring 2017 Transylvania University, B.A. Physics; Minor in Spanish Spring 2017 Experience Manager of Real Estate Projects Orlando, FL Bright Community Trust / Central Florida Regional Housing Trust Feb 2020 - Present ●Working with various governments to organize real estate developments ●Oversee affordable residential real estate projects ●Communicating with contractors for determining project cost Marketing and Acquisitions / Founder Orlando, FL Simple Sale Central Florida Nov 2018 - Present ●Acquiring Distressed Residential Properties in Central Florida ●Working with homeowners to give a pleasant experience ●Marketing the brand throughout Central Florida Site Development Estimator Kissimmee, FL Jr Davis Construction June 2018 - Nov 2018 ●Estimated multi-million-dollar roadway projects ●Coordinated bid proposals ●Aid in creating proposals for upcoming jobs Project Engineer Lexington, KY Gray Construction August 2016 - May 2017 ●Assist co-workers in problem-solving difficult situations ●Contact sub-contractors to discuss current projects ●Created proposals for upcoming jobs Awards ●Division III Academic All-American, Golf, Transylvania University City of Naples Housing Affordability Study Phase Two Report - Page 43 of 52 9.A.1.d Packet Pg. 466 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Anne Ray, Shimberg Center for Housing Studies Anne Ray is the manager of the Florida Housing Data Clearinghouse (http://data.shimberg.ufl.edu), a free, online source of data on affordable housing needs and supply. Since joining the Shimberg Center in 2001, she also has performed research on public housing, preservation of affordable rental housing, energy efficiency in the affordable housing stock, the housing needs of persons with disabilities, farmworker housing, homelessness among Florida children and youth, and the Low-Income Housing Tax Credit. Ms. Ray is responsible for producing the Center’s triennial Statewide Rental Market Study and has co-authored numerous reports on statewide and local housing needs. Ms. Ray received a BA in History from the University of Michigan and a Masters in Urban Planning and Policy from the University of Illinois at Chicago. City of Naples Housing Affordability Study Phase Two Report - Page 44 of 52 9.A.1.d Packet Pg. 467 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Anne L. Ray 203 Rinker Hall, P.O, Box 115703 Gainesville, Florida 32611 aray@ufl.edu (352) 273-1195 (office), (352) 870-5877 (cell) Education University of Illinois at Chicago, School of Urban Planning and Policy Master of Urban Planning and Policy, 1996 University of Michigan, College of Literature, Sciences and Arts Bachelor of Arts in History with Highest Honors, 1991 Employment Florida Housing Data Clearinghouse Manager, Shimberg Center for Housing Studies, University of Florida, Gainesville, FL, 2009 to present. Affiliated Researcher, Shimberg Center for Housing Studies, University of Florida, Gainesville, FL, 2001 to 2009. Research and Business Planning Consultant, Hart-Shegos and Associates, St. Paul, MN, 2000-2008. Program Associate, Family Housing Fund, Minneapolis, MN, 1996-1999. Recent Grants and Contracts (Principal Investigator) Florida Housing Finance Corporation, Florida Housing Data Clearinghouse, 2010-2019 (annual contracts ranging from $165,000 to $315,000). Miami Homes for All, Housing Instability, 2019. $8,075. Jessie Ball duPont Fund, Inventory of Public Funding Sources for Affordable Housing in Jacksonville, 2016. $10,000. Florida Housing Finance Corporation. Areas of Opportunity, 2015. $25,000. Economic Systems, Inc. (for HUD Multi-Disciplinary Research Team), Opting In, Opting Out, A Decade Later, 2014. $83,400. Florida Housing Finance Corporation, Farm Labor Trends and Multifamily Housing Demand in Florida, 2014. $20,000. City of Naples Housing Affordability Study Phase Two Report - Page 45 of 52 9.A.1.d Packet Pg. 468 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 2 John D. and Catherine T. MacArthur Foundation, Multifamily Energy Efficiency, Consumption, Tenant Stability and Retrofit Effectiveness, 2014. $370,000. U.S. Department of Housing and Urban Development/Office of Policy Development and Research, Using Parcel and Household Data to Evaluate the Low-Income Housing Tax Credit and Housing Choice Voucher Programs: Accessibility, Opportunity and Tenant Choice, 2013. $170,000. Florida Housing Finance Corporation, Statewide Rental Market Study. $50,000 per contract for 2010, 2013, 2016 and 2019. Neighborhood Housing Services of South Florida. Data Warehouse and Online Reporting System. 2012. $32,000. Neighborhood Housing Services of South Florida. Rental Registration and Receivership Data System. 2012. $20,000. Jessie Ball duPont Fund, Duval County Housing Supply and Demand Research, 2011. $13,000. Florida Housing Finance Corporation, Low Income Housing Tax Credit Research and Analysis, 2011. $5,000. Jessie Ball duPont Fund, Weatherization Assistance Program Analysis, 2010. $5,000. Selected Publications and Reports Ray, Anne, White, Evian de Leon, Aradanas, Audrey. (2019). Students Experiencing Homelessness in Florida: Updates and Solutions. Shimberg Center for Housing Studies. (2019). 2019 Rental Market Study. (Primary Author). Also primary author of 2010, 2013, and 2016 editions. Ray, Anne, Wang, Ruoniu, Nguyen, Diep, Martinez, Jim, Taylor, Nicholas and Searcy, Jennison Kipp. (2019). Household Energy Costs and the Housing Choice Voucher Program: Do Utility Allowances Pay the Bills?, Housing Policy Debate 29(40), pp. 607-626. Ray, Anne L., Kim, Jeongseob, Nguyen, Diep, Choi, Jongwon, McElwain, Kelly and Stater, Keely Jones. (2018). “Opting In, Opting Out, a Decade Later.” Cityscape 20(1), pp.63-88. Shimberg Center for Housing Studies. (2018). Social Security and SSI; The Affordable Rent Gap in Florida. (Primary Author). Ray, Anne L., Gallo, Melissa, Green, Pauline, Velarde, Sabrina, Ibarra, Barbara, Airgood-Obrycki, Whitney, and Kleit, Rachel Garshick (2017). Homelessness and Education in Florida: Impacts on Children and Youth. City of Naples Housing Affordability Study Phase Two Report - Page 46 of 52 9.A.1.d Packet Pg. 469 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 3 Wang, Ruonig, Larsen, Kristen, and Ray, Anne L. (2015). “Rethinking Locational Outcomes for Housing Choice Vouchers: A Case Study in Duval County, Florida.” Housing Policy Debate 25(4), pp. Blanco, Andres, Kim, Jeongseob, Ray, Anne L., Stewart, Caleb, & Chung, Hyungchul. (2014). Affordability after Subsidy: Understanding the Trajectories of Formerly Assisted Housing in Florida. Housing Policy Debate 25(2), pp. 374-394. Ray, Anne L. (2007). Affordable Housing Preservation: Building a National Data Infrastructure, Shimberg Center for Housing Studies. Ray, Anne L. and Virginia Battista. (2004). A Comparison of State Housing Locator Sites, Shimberg Center for Housing Studies. Williamson, Anne Lockwood, Anne L. Ray, and Virginia M. Battista. (2003). Public Housing Authorities: An Analysis of Practices and Resources for Serving Persons with Disabilities, Shimberg Center for Housing Studies. Smith, Marc, William O’Dell, and Anne L. Ray. (2002). “Housing Programmes and the Role of Housing Planners in Florida,” Planning Practice & Research 17(4), pp. 429-436. Ray, Anne L. (2001). Inclusionary Housing: A Discussion of Policy Issues, Technical Note, Shimberg Center for Housing Studies. Ray, Anne L. (2001). Low-Income Housing Tax Credit And Multifamily Bond Financing: A Comparison Of State-Level Allocation Policies, Shimberg Center for Housing Studies. Hart-Shegos, Ellen and Anne L. Ray (editor). (2001). Family Matters: A Guide to Developing Family Supportive Housing, Corporation for Supportive Housing. Ray, Anne L., Working Doesn’t Always Pay for a Home, Children Pay the Price for Homelessness, and The Need for Affordable Housing in the Twin Cities (Fact Sheets), Family Housing Fund, 1997. Selected Recent Presentations Florida Bar Foundation, Housing Umbrella Group Training, 2020. Federal Reserve Bank of Atlanta, FDIC, OCC, Interagency Bankers Roundtables, 2017 and 2019. Florida State Appropriations Subcommittee on Transportation, Tourism and Economic Development, Committee Meetings on Affordable Housing Programs, 2015 and 2019. City of Naples Housing Affordability Study Phase Two Report - Page 47 of 52 9.A.1.d Packet Pg. 470 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 4 Florida Chamber of Commerce Prosperity Conference, “A Solid Foundation: The State of Housing,” 2018. Fannie Mae, Alachua County Lending Forum, 2018. Community Indicators Consortium Impact Summit, “Housing, Neighborhoods and Health: University-Community Partnerships,” 2017. Orange County, Regional Affordable Housing Summit, 2016. Miami Coalition for the Homeless, Housing Summit 2015, “Framing Housing Affordability and Economic Implications,” 2015. National Housing Conference, Solutions 2014 National Conference on State and Local Housing Policy, “Saving Green: The Financial Benefits of Energy & Water Retrofits,” 2014. U.S. Department of Housing and Urban Development, Quarterly Market Briefing, “Preserving Affordable Rental Housing: Research and Data from Florida,” 2013. Southeast Institute on Homelessness, Annual Conference, “How to Access Housing in Your Community,” 2012. Bipartisan Policy Center, Orlando Regional Housing Forum roundtable, “Overview of the Florida Housing Crisis,” 2012. National Association of Regional Councils, “Game Changers: Housing Bubble,” 2012. National Low Income Housing Coalition, Annual Housing Policy Conference, “A Picture of Housing Preservation,” 2011. Habitat for Humanity of Florida, Annual Statewide Conference, “State of Affordable Housing,” 2010. Florida Legal Services, Statewide Training, “Affordable Housing Preservation,” 2008. Florida Coalition for the Homeless, Statewide Annual Conference, “The Florida Housing Data Clearinghouse: Using Data to Learn About Your Community,” 2008. National Preservation Data Infrastructure meeting sponsored by Shimberg Center, Florida Housing Finance Corporation and MacArthur Foundation, 2007. University of Florida, Guest Lectures, 2012-2020. Courses have included Housing Policy, Urban Economics, Sustainable Housing, Civic Engagement, and Urban Design Studio. City of Naples Housing Affordability Study Phase Two Report - Page 48 of 52 9.A.1.d Packet Pg. 471 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and RESUME William J. O'Dell EDUCATION Master of Arts Bach. of Design PRESENT APPOINTMENT PREVIOUS RELEVANT POSITIONS 1996, University of Florida Major in Political Science 1987, University of Florida Major in Architecture Director – Shimberg Center for Housing Studies Various positions at Shimberg Center beginning in 1996 as Lecturer. Associate in Research, Bureau of Economic and Business Research, University of Florida, Gainesville, Florida • Policy analysis with a particular focus on housing and growth management in Florida; co-authored Concurrency Management Systems in Florida and The Economic Impact of Local Government Comprehensive Plans. • January 1991 to January 1996. Research Assistant, Growth Management Studies, University of Florida Law School, Gainesville, Florida • General research; research, editing and writing for A Practitioner's Guide to Development Impact Fees by Nicholas, Nelson and Juergensmeyer (1992). • December 1988 to June 1991. Planner, Department of Planning and Development, Alachua County, Florida • Housing Element; County housing programs and issues; successful $650,000 CDBG grant application (in conjunction with the Alachua County Housing Authority) and program monitoring; Capital Improvement Plan and annual capital budget; Road, Park and School impact fee ordinances and technical memoranda; general data collection and analysis for comprehensive plan update. • October 1985 to August 1988. Associate Planner, Department of Community Development, City of Gainesville, Florida • Day-to-day program management, long-range planning and policy formulation for the City's $1.5 million Community Development Block Grant entitlement program. • 1977 to August 1980. City of Naples Housing Affordability Study Phase Two Report - Page 49 of 52 9.A.1.d Packet Pg. 472 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and Relevant Research Support/Extramural Funding PRODUCTS RELATED TO PROPOSED PROJECT and SYNERGISTIC ACTIVITIES • FY2020/2021 Florida Housing Finance Corp., Florida Housing Data Clearinghouse, $325,000; • National Academies of Science Gulf Research Program – Thriving Communities 5, $154,545; • JPMorganChase, Climate Change and Affordable Housing, $200,000; • Florida Sea Grant, Effectiveness of Resilience Planning for Affordable Housing, $191,000; • FY2019/2020 Florida Housing Finance Corp., Florida Housing Data Clearinghouse, $315,000. • Florida Housing Data Clearinghouse: http://flhousingdata.shimberg.ufl.edu/ http://www.shimberg.ufl.edu/preserving_aff_rental_housing.html https://guides.lib.fsu.edu/c.php?g=352331&p=2382923 • Florida’s Affordable Housing Needs http://www.shimberg.ufl.edu/fl_housingNeeds.html http://www.shimberg.ufl.edu/publications/FL_2017_RMS_fact_sheet. pdf http://www.shimberg.ufl.edu/publications/tab6.pdf http://www.shimberg.ufl.edu/publications/Full_RMSwcov_2016.pdf https://www.huduser.gov/portal/searchbiblio/Bibliography/201132 https://www.huduser.gov/portal/pdredge/pdr_edge_featd_article_07 2913.html • Housing Suitability Models http://www.shimberg.ufl.edu/fl_housingSuitableModel.html https://ocfl.app.box.com/s/bibgwzxlmpgpfo1l4itcfvmnw749qaq4/file/2 40210015333 https://www.huduser.gov/portal/periodicals/em/summer13/highlight2. html https://www.tandfonline.com/doi/full/10.1080/10511482.2014.96818 2?src=recsys City of Naples Housing Affordability Study Phase Two Report - Page 50 of 52 9.A.1.d Packet Pg. 473 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and New Broad Street Baldwin Park | Orlando, Florida gaiconsultants.com/communitysolutions What We Are GAI’s Community Solutions Group is an idea-driven strategic consulting practice integrating design, planning, and economics. We are committed to enhancing communities in ways that are practical, sustainable, and authentic to our clients’ needs, while being politically aware, financially feasible, and aesthetically compelling. Our mission is to create livable places of lasting value in an increasingly connected, complex, and competitive world. Who We Are The Community Solutions Group is a unique team of landscape architects, urban designers, land use planners, public finance and economic development specialists, and public administrators who capture the full dimensions of strategy and solution. Committed to positioning cities for a sustainable future, we are recognized for delivering insightful, thorough, and technically sophisticated solutions. We embrace a philosophy that values the complex interrelation of people, place, and policy while considering a project’s ability to positively impact its investors, community, and setting. GAI’s Community Solutions Group listens carefully and actively, questioning assumptions with positive energy and fresh ideas. We seek to understand our client, the place and its context, and the real substance of issues before we act. We are passionate about our work, care for people, and are purpose-driven practitioners with a track record of positive outcomes. What We Do Our work centers on finding resolution to place-based problems by implementing context-sensitive, sustainable solutions that are economically and fiscally beneficial and implementable. We engage diverse community groups to affect positive outcomes with shared benefits through integrated solutions. Consequently, our clients include governments, agencies, institutions, and developers who share an equal need to address complex and inter-related challenges. We work from planning to policy and concept to construction across the scales of region, city and campus; neighborhood, street and site. As an art, our practice requires an understanding of the nuances of feasibility, political sensitivity, urban form, relationships, and character of place. But as a science, it involves street geometries and hydrologic flows, floor-area ratios, densities, market economics and financing mechanisms. We are effective because we are sensitive and sophisticated about implementing complex ideas across the platform of inclusive participation, thoughtful design, funding and finance, public policy, and community partnerships for initiatives both large and small. As part of GAI Consultants, Inc., our specialized practice combines with the broad knowledge of a 900-person engineering and environmental consulting firm. Landscape Architecture + Design Urban Design + Planning Economics + Strategy Landscape Architecture The Landscape Architecture Studio within the Community Solution Group integrates an experienced team of professionals that strives to raise the standard of planning and design services to a new level with every project, producing sustainable, context-sensitive solutions that meet our client’s objectives. We listen to their concerns, their desires, and their needs; we gather a deep understanding of place and issues, and then deliver thoughtful and innovative solutions. The studio operates under a fundamental planning and design philosophy that seeks to develop solutions that make a positive contribution to the economic and social values of a community 1City of Naples Housing Affordability Study Phase Two Report - Page 51 of 52 9.A.1.d Packet Pg. 474 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and gaiconsultants.com/communitysolutions or place. Whether the question is community master planning and place-making, streetscape and corridor design, sustainable stormwater strategies (LID), parks and open space design or corporate and campus planning and design, we are committed to creating rich, diverse and sustainable places for people; beautiful works that allow people to connect to the environment and that respect a community’s cultural, historical, and environmental heritage. Master Planning and Urban Design Practice The Community Solutions Group’s master planning and urban design practice focuses on crafting plans that create livable places of lasting value for communities that require context-sensitive, sustainable solutions. We prioritize close collaboration with clients through an approach that emphasizes plans that reflect strong neighborhoods, livable transportation networks, interconnected park and open space systems, environmental sensitivity, and economic opportunities. Through work at the scale of city, neighborhood, and street, our plans create the framework for rich, interactive settings that bring people together in environments that facilitate meaningful experiences that enrich lives. Our team draws upon expertise in multiple disciplines to balance physical, social, and economic needs and create urban places that enhance quality of life. We understand that each building, streetscape, transportation corridor, and park works toward creating an urban place that transcends the value of any individual element. Our planners and engineers work closely with clients to ensure that each piece of this urban fabric is deliberately designed with quality and respect for its role in the public realm. With an eye toward implementation, we also understand the complex regulatory processes that must be navigated in order to gain approval for these great community plans. We draft clear plans and regulations designed to support community goals, preserve lifestyle choices, and create economic development and redevelopment opportunities, and we forge partnerships between stakeholders and local governments to achieve these positive outcomes. Economic and Real Estate Consulting Practice GAI’s economic and real estate consulting services draw from the advising team’s experience, education and a culture which integrates allied disciplines to enhance the appropriate solutions. The firm’s approach draws upon its knowledge of growth management techniques in many state settings, local regulatory constraints, infrastructure systems and design, public finance, awareness of the needs in the private marketplace, preferred land use forms, aesthetics, emerging trends in development, and the linkages among infrastructure, economic development, and the character of the built environment. This knowledge enables our clients to choose critically between alternatives and implement a strategy or master plan that is flexible, cost effective, sustainable, and marketable, attributes sought by both our public and private clientele. 2 City of Naples Housing Affordability Study Phase Two Report - Page 52 of 52 9.A.1.d Packet Pg. 475 Attachment: Attachment 3 - 2021 Affordable Housing Study (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.ePacket Pg. 476Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com Project Location Map PROJECT INFORMATION GRADYMINOR.COM/PLANNING NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITIONS: PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing Styx Holdings Development, LLC (Applicant) will be held August 31, 2023, 5:30 pm at the Golden Gate Community Center in Meeting Room B (4701 Golden Gate Pkwy, Naples, FL 34116). Styx Holdings Development, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment (GMPA) and Planned Unit Development Amendment (PUDA). The amendments propose to modify Parcel 2 (Golden Gate Inn) of the Government Public Services, Residential Tourist and Commercial Subdistrict and Residential Tourist Tract of the Golden Gate Golf Course Mixed Use Planned Unit Development (MPUD) to allow an increase of the number of multi-family rental dwelling units from 98 to 215, and to provide 20% of the developed units for those qualifying at the 120% of the Area Median Income (AMI) threshold. The subject property (Parcel 2 of the Government Public Services, Residential Tourist and Commercial Subdistrict and Residential Tourist (RT) Tract within the Golden Gate Golf Course MPUD) is comprised of 6.1± acres and is located at 4100 Golden Gate Parkway in Section 27, Township 49 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information go to gradyminor.com/Planning. Any information provided is subject to change until final approval by the governing authority. 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id: 32430000004 35641320004 GOLDEN GATE PROFESSIONAL BUILDING A CONDOMINIUM GOLDEN GATE PROFESSIONAL BUILDING A CONDOMINIUM hrd parcel id: 46020000002 35640600000 GOLF CREST OF NAPLES A C ONDOMINIUM GOLF CREST OF NAPLES A CONDOMINIUM hrd parcel id: 46120000009 35640200002 ST LAWRENCE PARK A CONDO MINIUM ST LAWRENCE PARK A CONDOMINIUM hrd parcel id: 72180000000 35640400006 SUNSHINE APTS OF NAPLES INC A CONDOMINIUM SUNSHINE APTS OF NAPLES INC A CONDOMINIUM hrd parcel id: 75910000002 35641400005 GOLDEN GATE AREA CIVIC ASSOCIATION 4701 GOLDEN GATE PARKWAY NAPLES, FL 34116 Copy of POList_1000.xls 9.A.1.e Packet Pg. 479 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services 9.A.1.ePacket Pg. 480Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict 9.A.1.ePacket Pg. 481Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict 9.A.1.ePacket Pg. 482Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PETITION:PL20230012389 – GOVERNMENT PUBLIC SERVICES RESIDENTIAL TOURIST AND COMMERCIAL SUBDISTRICTPL20230012392 – GOLDEN GATE GOLF COURSE MPUD – RT TRACT August 31, 2023, Neighborhood Information Meeting (NIM) A copy of this presentation can be found on our website: GRADYMINOR.COM/PLANNING/ 9.A.1.e Packet Pg. 483 PROJECT TEAM: •Styx Holdings Development, LLC – Applicant •Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A. •D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor & Associates, P.A. •Michael Delate, P.E., Civil Engineer – Q. Grady Minor & Associates, P.A. •James M. Banks, PE, Traffic Engineer – JMB Transportation Engineering, Inc *Please note, all information provided is subject to change until final approval by the governing authority. 2 INTRODUCTION 9.A.1.e Packet Pg. 484 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 3 LOCATION MAP Golden Gate Golf Course MPUD 171.6+/- Acres Golden Gate Pkwy 3 Parcel 2 / RT Tract 9.A.1.e Packet Pg. 485 Future Land Use (FLU) Designation: Golden Gate City Sub Element, Urban-Mixed Use District, Urban Residential Subdistrict; and Golden Gate City Sub Element, Urban-Mixed Use District, Government Public Services, Residential Tourist and Commercial Subdistrict (Parcel 2) Current Zoning: Golden Gate Golf Course MPUD (RT Tract) Proposed Request: •Modify the Government Public Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element to increase the number of multi -family rental dwelling units allowed on the Residential Tourist Tract, Parcel 2, of the Subdistrict from 98 to 215 with a commitment for income restricted housing. •Proposed increase in the number of multi-family rental dwelling units allowed on the RT designated tract, of the MPUD from 98 to 215 with a commitment for income restricted housing. PROJECT INFORMATION 4 9.A.1.e Packet Pg. 486 5 APPROVED SUBDISTRICT MAP 9.A.1.e Packet Pg. 487 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 6 APPROVED MPUD MASTER PLAN 9.A.1.e Packet Pg. 488 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 7 PROPOSED REVISIONS 9.A.1.e Packet Pg. 489 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 8 SUBDISTRICT TEXT *REVISIONS SHOWN AS STRIKETHROUGH/UNDERLINE 9.A.1.e Packet Pg. 490 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 9 SUBDISTRICT MAP SUBJECT PARCEL 9.A.1.e Packet Pg. 491 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 10 PROPOSED MASTER PLAN *ADD DEVIATION #5 TO RESIDENTIAL TOURIST TRACT 9.A.1.e Packet Pg. 492 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 11 PROPOSED MASTER CONCEPT PLAN NOTES 9.A.1.e Packet Pg. 493 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 12 PUD DOCUMENT EXHIBIT A – LIST OF PERMITTED USES EXHIBIT E – LIST OF DEVIATIONS EXHIBIT B – LIST OF DEVELOPMENT STANDARDS 9.A.1.e Packet Pg. 494 13 DEVELOPMENT COMMITMENTS 9.A.1.e Packet Pg. 495 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Golden Gate Conversion to Attainable Housing Collier County AHAC July 18, 2023 9.A.1.e Packet Pg. 496 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 9.A.1.e Packet Pg. 497 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public -Motel Conversion creates unique opportunity to convert “defunct” hotel into a Class A attainable product -The project will consist of 215 studio apartments with 22.8% of apartments income restricted at 80%-100% of AMI, and ALL apartments income restricted at HUD’s rent limits for workforce housing -The redevelopment will feature Class A amenities including pool, fitness center, event space and entertainment facilities, clubhouse, business center, yoga studio, dog grooming center, on-site laundry facilities and bicycle storage and repair facility -The site will be brought up to Collier County landscaping and site development standards -The redevelopment will generate less traffic than that of the hotel/restaurant/golf course facilities -Provides a crucial need for the “Missing Middle” in Collier County Conference Presentation 16 Golden Gate Motel Conversion Opportunity 9.A.1.e Packet Pg. 498 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Planning for Housing What is the “missing middle”? Whose housing needs are not being met? Why new construction isn’t effective for attainable housing The Teale Approach to Attainable Housing 9.A.1.e Packet Pg. 499 The Missing “Middle” •Market-rate “attainable” housing for those earning 80% to 120% of AMI •Small living units for those seeking independence •Housing with less barriers 9.A.1.e Packet Pg. 500 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Why Smaller Units Make Sense •77% of all owner-occupied housing in Collier County households are 1- or 2- person households, 60% of renter-occupied housing are 1- or 2-person households •Increases “affordability” by paying for less square footage Owner-Occupied Units Renter-Occupied Units 9.A.1.e Packet Pg. 501 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Supply Does Not Meet Demand Out of 17,066 rental units only 299 are Studios! -Lack of inventory to serve smaller households -Limited supply for those relocating to Collier County for work -Where do hospital residents, traveling nurses, etc live? -How do individuals transition to “independence” 2% 32% 49% 17% 0% Rental Units within 10 Miles of Naples CRA Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 9.A.1.e Packet Pg. 502 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Construction Cost per Square Foot [SF] Cost per SF, net of landApartment Type•Density drives up cost •No availability of “low density” land •Wages have not kept up with construction cost increases 9.A.1.e Packet Pg. 503 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Market -based solutions to housing issue Current Market Solutions •Extremely long commutes, decreased quality of life and recreation time •Roommates and group housing, lack of independence •Sub-par living standards •Unsafe living conditions •Lack of security (daily/monthly rent adjustments) 9.A.1.e Packet Pg. 504 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public •Affordability does not sacrifice quality •Class A community with less square footage •Professional management •True amenities •“True” multifamily -12-month leases -Occupancy restrictions consistent with Fair Housing Laws •Credit and criminal background checks •No short-term rentals, AirBNB or Subleases The Teale Philosophy 9.A.1.e Packet Pg. 505 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public The Teale – Before and After 9.A.1.e Packet Pg. 506 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public The Teale – Before and After 9.A.1.e Packet Pg. 507 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public The Teale – Before and After 9.A.1.e Packet Pg. 508 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public The Teale – Before and After 9.A.1.e Packet Pg. 509 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public The Teale – Before and After 9.A.1.e Packet Pg. 510 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public The Teale – Amenities 9.A.1.e Packet Pg. 511 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Communal Clubhouse Space 9.A.1.e Packet Pg. 512 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public The Teale – Studio Apartments 9.A.1.e Packet Pg. 513 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public The Demand for Attainable Housing •Every building virtually pre-leased •57 move-ins on one day •4,400 inquiries; over 1,000 tours 9.A.1.e Packet Pg. 514 Design Concepts – A Stately Approach 9.A.1.e Packet Pg. 515 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Design Concepts – Classic Colors with Branded Accents 9.A.1.e Packet Pg. 516 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Design Concepts – Charming Opportunities 9.A.1.e Packet Pg. 517 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 9.A.1.e Packet Pg. 518 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 9.A.1.e Packet Pg. 519 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public 9.A.1.e Packet Pg. 520 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public NEXT STEPS •HEARING DATES: •CCPC – T BD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 •BCC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 *Please note, all information provided is subject to change until final approval by the governing authority. 39 9.A.1.e Packet Pg. 521 Project information and a copy of this presentation can be found online: HTTPS://GRADYMINOR.COM/PLANNING/ Collier County Growth Management Department (GMD) Public Portal: CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWEB/PLANNING/LOCATOR PL20230012389 PL20230012392 CONTACTS: •Q. Grady Minor & Associates, P.A.:Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144 •Collier County Staff: PUDA: Laura DeJohn, Principal Planner; Laura.DeJohn@colliercountyfl.gov, (239) 252-5587 PROJECT DOCUMENTS AND INFORMATION 40 9.A.1.e Packet Pg. 522 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 1 of 32 Wayne Arnold: 00:01 All right. Good evening, everybody. My name is Wayne Arnold and I'm with Grady Minor & Associates. I'm a Professional Planner. This is Sharon Umpenhour with our firm. She's going to be running the audiovisual equipment and recording the meeting. We've got a team of folks. Sharon's got my clicker, but she'll advance through that. Got a team of people here representing the applicant. Styx Holdings Company is under contract to buy the Golden Gate Inn and that property. And Rich Yovanovich, our Land Use counsel's here. Introduced myself. Civil Engineer for the project, Mike Delate and our Transportation Engineer, were both unable to make it tonight, so I don't think those are primary issues for the project. So with that, I want to get started. 00:45 We're here for two applications with the County. We have a small scale conference and plan amendment that we're doing to an existing subdistrict we created that was encompassing all of the property that the County owned, which was the golf course property. And then this property was also brought into that same process last year. 01:05 So we're amending that to make provisions for the housing project that we're talking about tonight, as well as the companion zoning document. We'll be making modifications to that to reflect the hopeful change in use from the hotel to the residential. 01:21 So pointing out the PUD and Comm Plan amendment is everything in the yellow on the right side of that. So that's all of the County property as well as the hotel property that's independently owned. And then the subject property we're talking about tonight, we're not talking about the balance of the golf course project. We're talking about only the Golden Gate Inn property tonight. 01:41 So Styx, as I mentioned, is under contract to purchase the property and I'm going to give you a brief overview for a few minutes and Ryan's going to come forward and talk to you a little bit more about the specificity of what they're proposing to do at the hotel and then we're going to have some questions and answers and our goal is to wrap all this up in the next 45 minutes. 01:59 So with that I'm going to talk a little bit about it. So we're modifying what was designated as the Residential Tourist District under the comprehensive plan and the zoning 9.A.1.e Packet Pg. 523 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 2 of 32 document because that's where the hotel existed. So that's the residential tourist component. So we're trying to make provisions for the hotel to go away and to be replaced by up to 215 efficiency apartments. So Styx would convert the hotel and part of the clubhouse that's existing to 215 rental units. And so we had to make changes to the subdistrict to make provisions because right now it allowed 98 multifamily units. We're increasing that to 215 and we're making some restrictions for income restrictions on the property, which is something that Collier County has been looking for every time we amend the comprehensive plan to look at affordable housing commitments, and we'll get into those a little bit later. 02:53 This is a copy of the Zoning Master Plan. It's really busy. Golden Gate Parkway is over here. This is the hotel tract we're talking about tonight. You can see all these arrows. It indicates ingress and egress points because they'll share access with the County's property to the west, to the east and to the south. So because some of you all have been following all the goings-on, this is going to be the proposed new location for the State Veteran's Home, and that'll be a separate application that the County will file. This is an independent application of the County's effort. 03:26 So proposed revisions. We have all this text and the important part of the text is that Styx development is making commitments that 22.8% of the total housing and then they put specific numbers, 24 units, would be rented at certain income restricted rates. And I'm going to let Ryan tell you what those are. And then we've added a deviation for parking because there's some old documentation that exists for shared parking agreements between Collier County and the hotel property. We're probably going to go back and revise those independent of the zoning. It'll be a separate agreement with Styx and Collier County assuming that this deal goes through. And then there's going to be some shared parking on the property and then we'll have some reductions because the function for these studio units doesn't have the same demand for parking that other two and three bedroom apartment complexes would, so we've asked for a deviation for the parking. 04:24 These are just some of the standards. This tract itself is about six acres in size. Out of the 160 acres, that's the County property that includes the future golf course. We have development standards that we really haven't changed those development standards other than the unit size. We've asked for minimum unit sizes of 250 square feet. That's about the smallest size of 9.A.1.e Packet Pg. 524 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 3 of 32 any of the hotel rooms that are there. So it would allow them to go in and modify and allow the hotel room to be converted into a studio apartment. 04:56 Again, we've repeated the commitments here on income restrictions, and I'm going to let Ryan go into those in detail since he's the one who's making those commitments. And then we have some images that I'll let Ryan go through and tell you all about what they're proposing to do here. So Ryan, I turn that over to you and if you need a pointer there. Ryan Hyler: 05:15 I do. Wayne Arnold: 05:15 Sure. Ryan Hyler: 05:16 So I'm Ryan Hyler with Styx and my partners David Tuttle and Julie Tuttle up here as well. Go on up guys, you're going to be a part of this. So appreciate everybody coming out tonight. So we have the Golden Gate Inn under contract with the hope of converting the existing building and building footprint into an affordable attainable workforce housing product. And we have done this successfully in other markets in Florida. And basically we do it all studio product and these will range from 300 square feet up to about 450 square foot, and we develop it as a Class A product with solid surface countertops, pool, fitness center, gyms, et cetera. All the things that you would see in a brand new ground up development. But the sacrifice that you're making to make it affordable is the size of the apartment itself. 06:09 So this is the existing property. So we have two four-story buildings that are part of the property. One smaller two-story building, and then the clubhouse, restaurant and pool where the Tiki Hut used to be. So we will convert all of these buildings, renovate them all, bring new life to it. This property or this building today I think is around 70 hotel rooms and those rooms will be converted one-to-one to studio apartments. 06:45 This building I believe is around 90, and the ground floor of that building was never fully built out. It was used as golf cart storage for the golf course. So we're basically going to take the same rhythm of units that exist on the floors above and just bring that downstairs to add more units and then that's 12 apartments right there. 07:08 And the center Clubhouse building will contain all of our amenities for the property. So that'll be our Clubhouse. 9.A.1.e Packet Pg. 525 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 4 of 32 Clubhouse, we'll have a dining space, fitness center, yoga studio. We have a lot of pet owners in our products so we'll do a dog wash stations and things like that. And then we'll pick up about 10 more apartments in that building as well. 07:31 So this is kind of small I see on this screen. So ultimately we'll have 215 apartments. About 49 of those will be income restricted at 80% and a 100% of area income. So that's a $40 to $50,000 a year income range for those apartments. But then the other thing that we're doing is we are rent restricting the entire property. So the entire property will be rent restricted to 120% of area median income, which I believe off the top of head is around $80,000 a year and those rents are around 2000 a month. 08:11 So our rental rates on the low end will be about $1,400 a month. On the high end, will not exceed around $2,000. And that includes all of your utilities, water, internet, cable, Valley Trash Service that comes in, actually gets your trash from your front door every day and throws it away for you. So all in, it's a very attainable product. 08:37 So one of the things I want to talk about is that the idea that we see in very expensive communities is the idea of the missing middle. So you have this ecosystem that exists where you have public dollars that come in and they help the homeless, they build emergency shelters, and then you have transitional housing programs that are all supported by federal, state, local money. Then on the expensive end you have homeownership, you have market-rate rental. But then there's this area kind of in the middle that there's not a product type that really fits the bill. And so what we believe is our product actually builds that middle gap that exists between government assistance and high end private housing. 09:30 So it is market-rate, it's private dollars, but it's an attainable product. And again, it's a smaller unit as the sacrifice that you give up for affordability. The other thing that it offers is actually less barriers when it comes to finding a new home. So because all the utilities are included, you are not having to post additional electric deposits, you don't have additional credit checks, things like that. So you're able to move in much easier than you would with standard housing. 10:05 Okay, so in Collier County, 77% of all owner-occupied houses are one or two person households, and about 65% or 60% of all 9.A.1.e Packet Pg. 526 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 5 of 32 renter-occupied households are one or two person. So well over half of the population is one or two people, but the majority of new developments are 2, 3, 4, 5 bedroom. And so that greater encumbers the idea of affordability is you're paying for much, much more space than you need. And so the studio product makes sense where the majority of your population is one or two people. 10:47 So in a 10-mile area of Downtown Naples, you only have out of 17,000 rental units, less than 300 of those are studios. And so it further just adds to the idea that you don't have small spaces that are attainable and affordable. The vast majority, actually 49% of all the rental units in that trade area in 10-miles of Naples are two bedrooms. 11:17 So the other thing to think about is the cost of construction and how that relates to attainability and affordability. So you think that density actually rewards affordability, but the taller you build, the more expensive it gets, right? And so you build a brand new high-rise, it's going to be the most expensive product in the market. So taking an existing building where the foundation is in good shape, where the walls are in good shape, the structure's in good shape makes it much, much more affordable to actually be able to provide something that is cost conscious. 11:55 So what we have seen for other market-based solutions is honestly pretty crummy analytic. So you have situations where you have what was happening exactly in the Golden Gate Inn, you have people that have done bad renovations, that didn't pull permits, that have life-safety issues and people living in apartments that are substandard. Then on the other side of that, you have group housing, you have multiple roommates or you live an hour away and you lose two hours of your life sitting in traffic every day. 12:29 And so this product type gives independence. It's a brand new redevelopment. It's nice finishes, it's clean, it's professionally managed, which is also I think important with onsite maintenance folks. So if you do have a light bulb that goes out or if your air conditioner isn't working, you can call someone and they come and fix it for you right then. 12:52 So actually I'm going to ask Julie to kind of talk through our philosophy on management, building a sense of community and then ultimately get into the redesign of other properties. 9.A.1.e Packet Pg. 527 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 6 of 32 Julie Tuttle: 13:02 Sure. So we've had the privilege of doing this before, which I think is important to Ryan's point about people that have maybe not done it in a fashion that other people will be proud of. So we have a community in Kissimmee, and so the images that you'll see here are from our community. So these are not stock photos, these are things that we've really done. 13:25 But our goal is much like what Ryan was saying is we don't feel like just because something is more affordable to live in, it should look any different or it should have any less design features or have a sense of aesthetically pleasing. So what our goal is we run just exactly a market-rate class A, which means the top look, feel and experience. It's just in a smaller space in terms of the actual apartment. But from a community standpoint, it has all the amenities that a community would have, and we actually try to build those communities so that they're an extension of their own home so they have extended living spaces or feel comfortable that if they're working from home or if they have once agreed outside or that sort of thing, they have other spaces outside of their four walls to do that. 14:15 We have used professional real estate management company, in Kissimmee, we use the largest third-party apartment manager in the country. They do a standup job, they have onsite management, they have onsite maintenance. It is truly a turnkey experience. It's not calling somebody on the phone and waiting six days. It's not like a lock box on the front door and wait for some random person in a pickup truck to come fix your sink. It is professional and it is on time. So that's something that's really, really important to the experience of living in one of our communities and something that we'll always keep in place in terms of that management. 14:57 It is true multifamily, so it is just like along with the professional management, it's got it's got structures in place, so it's got background checks, credit and criminal background checks that would happen just like a regular apartment community. You would have all of the Fair Housing Laws remain intact, and we do 12-month, 15-month leases. These are not short-term stays. Ryan Hyler: 15:22 No AirBNBs or things like that. Julie Tuttle: 15:22 Yeah, we restrict subletting at our leases. So that's not an applicable use on any of our communities. 9.A.1.e Packet Pg. 528 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 7 of 32 15:31 So this was before and after. So this was a Red Roof Inn. Everybody kind of knows what a Red Roof Inn looks like, so you can see what this looked like before. And then our aesthetic design was like, Hey, we're going to keep it neutral, but we're going to have some nice design pieces to it. We want to keep it light, bright, airy, make it feel very nice and natural. A lot of these motels kind of have that Palm Springs look or you guys have some really lovely architecture here that we would pull from in order to add some new design features to what we would like to do at Golden Gates. But something that fits in with the natural and existing architecture, community design style. 16:07 I talked to Connie earlier and I'd love to talk to you later. We always try to bring in something that's local. You know that's something that's really important to us in building out these communities because we don't want to take away from any of the history or the culture or the existing art that's already in this community and if there's some way that we can bring awareness to some of that or we could actually build it up a little bit more with big murals or with art exhibits or with our stuff, we don't like to do cookie cutter things inside with our designs. We'd like to partner with local artists so that the design features on the interiors or really something that's one of a kind, something that's really local and has a story with it. That always adds more to the community. It's always great when you bring people through and it's really just automatically has some built-in community features, so that's something that we'll do automatically. 16:57 We'll need some help with that and wanting to be pointed in the right direction or somebody that's an emerging artist that maybe needs to get a little bit more attention that we can do that and provide some money to. That's what we would like to do with this community as well. 17:09 But here you can see we painted it all white. We have it's called The Teale, so we kind of keep in that sort of that color wave in terms of teal, but it's light, it's airy, it's nice, it's clean, and it fits in really well with that existing aesthetic there. 17:31 So this was the original motel, kind of a typical motel room. This is the exact same footprint here. So what we've done is the biggest piece of this is adding the kitchens. The kitchens are quite substantial, particularly for something of this size. So in here we've got lots of cabinet space. The cabinets go all the way to the ceiling so that we can maximize the cabinet and storage 9.A.1.e Packet Pg. 529 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 8 of 32 space. We've got a full-sized dishwasher, a disposal, a pull down faucet sink. There's a two-burner, you can't see it right here, but there's a two-burner range right there for cooking. There's a convection microwave, so you can do confection oven or microwave oven, and then there's a refrigerator here too. So really every single amenity that you would have in any kitchen that you would find that would be deemed reasonable to live in, we've got all of those features here. And that's something that is the exact same aesthetic and technical specifications that we would put inside the Golden Gate product. 18:32 We've updated the finishes and the features of the bathrooms. I don't know if we have a bathroom photo here. Ryan Hyler: 18:37 I do. Julie Tuttle: 18:37 Yeah. So again, make it nice, make it lovely, make it new and not skimp on the features that are really comfortable and appropriate for everyday living. 18:54 Because our city apartments, we don't have in-unit washers and dryers, but we do have community laundry. So this was a former community laundry. It's not really community, but the hotel laundry space that we converted made sense. There was kind of this features there for washers and dryers. So we have a community laundry room that's again, light, bright, effective and really it's a part of the community ecosystem for the community. 19:21 Fitness center, we put brand new fitness centers in every single one. That's kind of an amenity that you got to have, and so we have that too. We also have access control systems in our interior amenity spaces so people can go at their leisure. Often people particularly nowadays have all kinds of work schedules. So that's something that's a 24-hour access pass for making sense for someone's work schedule. They can come in if they come home at 6:00 PM, if they come home at 4:00 AM or whatever it is, and that's part of their regular schedule, they'll have access to that, but it will remain secure. 19:54 So we have clubhouse space, we have an office, we'll have onsite office and generally part of that. We have a larger clubhouse space that we like to deck out really nicely so people can come and lounge, they can come and work, they can come visit us in the office if they have people over and they want to use it's often a great space because it's just an additive. It's an 9.A.1.e Packet Pg. 530 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 9 of 32 extension of their own living space and we want people to use it that way. It's always really lovely to see how people use a community space. I mean there's always something new and different going on, and I think best's part of this is we don't want to dictate it so much that you have to do certain things inside of it because we really want it to be the community members that make it their own. So our goal is to make it really nice and inviting and have enough space for people to do things in it, not just some check mark of a thing that we have to have that nobody actually really uses. 20:45 So these are two examples. So the properties that we have down in Kissimmee are actually two different properties. So these are the community spaces of both of those. 20:58 This is kind of going back here, but this is a review that we have for that community there. It's called The Teale, and it is just that people have really appreciated that there's something that is more affordable in the market, often in many lovely places like you guys have here. Lots of people want to be there and then it becomes something that not everyone can afford. And so when we have people that work in the hospitals or work in these service industries and really need to be local to where they're living so that they can get to work timely and to service the community, it's really imperative that this is part of the structure of a community is to have something affordable. So all we're doing is having something affordable that the community can be proud of, that the neighborhood can be proud of, and somebody that lives here can be really proud of too and it kind of solves a host of current issues. 21:48 But this feature review here just kind of talks about how they appreciated that they had all the things that they needed and it was nice and it was convenient to where they were working. 22:00 You still working through that? Ryan Hyler: 22:01 Yeah, so when we talk about the demand for this product type, so we opened five individual buildings in Kissimmee and virtually every single one was pre-leased. And the busiest day we had, we had 57 move-ins in one day. And so I would fully expect to see that type of demand here as well just because you don't have a product that's really there in this price point. Julie Tuttle: 22:28 We'll roll through here real quick. The property itself, if you're familiar with it's such a lovely property already. It really has 9.A.1.e Packet Pg. 531 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 10 of 32 such great potential. It has such nice landscaping, it has really great green spaces and that we just want to add to that. So there's that long drive as you come in. We think that there's some really great opportunities to really set that apartment, that really nice and calming approach as you come home or if you come by to visit. So we've taken some spaces and really Florida has just a flurry of examples of that that works really, really well. You guys have fantastic landscaping and so many different options for landscaping here and things that thrive here but don't thrive in South Carolina. So we plan to really deck this out and make it something that very similar that you would see in parts of Naples, Palm Beach, that sort of thing. And we've got some kind of concept aesthetic examples there. 23:19 So in general, we want to keep it, you know the buildings themselves will be fully renovated. They've got the exteriors will have some updates as well. We want to keep them relatively neutral, but have some of those accent colors that are similar to our brand colors. Teal is obviously one of those. And we've found some examples, some local examples and some things that we feel like really suit that and can really be applied here so that it's something that will look really fresh, nice, something that the community can be proud of without completely doing something completely different, which is what's really nice about a renovation or an existing building. We can kind of take the things we like and keep them and take the things that maybe need some improvement and change those. 24:06 There's always opportunities too to do something that's a little bit clever or some charm. There's lots of really great examples here. We've been here, gosh, for weeks in different back and forth and we've just taken pictures from going through communities and what's already here and what can we lean into and what's an existing architectural detail that we can add to this. And really that's all we're doing. We want to make sure that it blends in. We want to make sure it works well with the existing architecture. And so we're taking little bits and pieces and we'll add that in here for little opportunities for playfulness and charm and something that feels really fun to live in. 24:40 I think that's most of it. Ryan Hyler: 24:46 Yeah. Julie Tuttle: 24:46 This is just another project that we have that we're doing a very similar thing to. The top picture is its existing condition and then 9.A.1.e Packet Pg. 532 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 11 of 32 the bottom is the rendering. So after we're able look much different, but it's a very similar project in Kissimmee, another one. 25:01 You got... All right? Ryan Hyler: 25:02 Yes. Julie Tuttle: 25:03 We also have another one of these in North Charleston, South Carolina. Very similar conditions in terms of that community is getting priced out of real estate in lots of different ways, particularly anyone who makes $15 to $18 an hour, it's becoming impossible to live anywhere near that... Forget Downtown Charleston, you can't get anywhere close to that on there. So their rents have skyrocketed. We're trying to find some infill development that makes sense. So the people can do the same thing. They can live closer to where they're working every single day, but it's affordable and it looks nice. So this is again, very similar concept of a hotel that we're converting right now and will have kind of a similar vibe. 25:44 So we have kind of a method and a pattern and that sort of thing down now, and really we want to bring that experience and community driven philosophy to the Golden Gate project. Wayne Arnold: 26:00 Thank you, Julie. Thank you. Julie Tuttle: 26:02 Sure. Wayne Arnold: 26:02 Great presentation and Ryan, same. 26:06 So I think what we'd like to do is take some Q&A if you have some and try to answer some additional questions. But one of the things I'd point out, we are in a review process. We just got a comment letter from staff, so we're in the process of responding to a few other questions. We don't have hearing dates established yet. Our goal would be to get this approved by the end of this year. It's moving fast. The County has some expedited reviews that are available for affordable housing projects. So the County's been cooperating with us on that regard. And like I said, we don't have the hearing dates set yet, but our goal is to be approved by the end of the year. 26:39 So with that, we'll take some questions. If you'll just raise your hand, we'll call on you one at a time and make sure we speak loudly enough so Sharon can get the image. Yes sir. 9.A.1.e Packet Pg. 533 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 12 of 32 Speaker 4: 26:49 Is there another entrance off of Golden Gate Parkway or they're going to use 44th Street, [inaudible 00:26:57]? They're going to use the existing corner to come in? Wayne Arnold: 27:00 The access points for the project will largely remain where they are. The County does want to work with us. They have a desire to utilize part of the site to gain a secondary access point potentially for the Veterans' Home that would be behind us. Speaker 4: 27:14 Oh, that's south on Collier? Wayne Arnold: 27:15 Yes. So our accesses will remain on Golden Gate Parkway and then there'll be a cross access easement that gets us over to Collier Boulevard. Speaker 4: 27:22 See, I thought this whole thing was the old hotel. Ryan Hyler: 27:24 Yeah, it is. It is. Yeah. So by and large, the entrance will kind of stay where it's today. Speaker 4: 27:30 Okay. Wayne Arnold: 27:30 Master plan. So you can see in this image, so this is our property. There's a couple of access points that are actually on the property to Golden Gate Parkway. There's a cross access easement agreement that gets us over to Collier Boulevard behind the other condominiums. Speaker 4: 27:46 Thank you. Wayne Arnold: 27:47 Yes, sir. Yes sir. Speaker 5: 27:49 Once you start construction, do you have an estimate of how long this is going to take? Ryan Hyler: 27:53 Yeah, so we will phase each building and we think that the first building will take probably 10 months, and I think we're probably a year and a half from start to full completion. Speaker 5: 28:05 Thank you. Wayne Arnold: 28:05 I saw a hand up back here. Yes, sir. Speaker 6: 28:08 Being that you have the entrance to this complex and Veteran Center on Golden Gate, just your complex is going to have at least another 800 cars in the traffic of being a 100 yards away 9.A.1.e Packet Pg. 534 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 13 of 32 from a light. Have you done any studies on how that traffic influx is going to affect that area? Ryan Hyler: 28:33 We did. So when we went through this process a year or so ago to establish the zoning for this property, this piece of property that we're talking about tonight, the residential tourist property that contains a hotel, it allowed for 98 multifamily units, 158 room hotel and 60,000 square feet of commercial. So the trip analysis was based on the highest of those uses, which was the commercial component. So by us increasing the density for the residential, we still don't exceed the density or the intensity of traffic that was associated with the site when it was, could be potentially all commercial. Speaker 5: 29:07 I think there's nowhere near 800 cars. Ryan Hyler: 29:07 Right. Julie Tuttle: 29:14 Yeah. Our experience is that it really, really limits the number of trips a day based on as a multifamily community versus the hotel that it was previously. That's been our experience with our current communities. Ryan Hyler: 29:29 So in our current communities, for every 100 apartments we have about 75 cars. So it's actually lower impact than most multiple uses. Wayne Arnold: 29:38 And I think one of the other advantages of the location here, you've got three CAT bus stops that are within probably 700 feet of the property. You've got one on Collier Boulevard and two on the Parkway. And then we also then can distribute the traffic after Collier Boulevard for southbound movements. And frankly, a lot of these residents would probably work at our local shops and the hospitals and things that are close by anyway. Ryan Hyler: 30:02 And let me also say, the County's actually in the process of studying from a completely separate from our project, they are studying that intersection and they have their own planned improvements to help alleviate some of the traffic problems there longterm. Wayne Arnold: 30:16 Yeah, as part of their longer term project, they're going to be rebuilding parts of Collier Boulevard. So the golf course is going to accept some of the water management and some of the lanes for expanding Collier Boulevard in that area. 9.A.1.e Packet Pg. 535 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 14 of 32 30:27 Yes, ma'am. Speaker 7: 30:28 What about, I don't know what they're really called, but the goofy two-story building right on the parkway. It doesn't belong to the hotel property? Wayne Arnold: 30:36 No. It does not. Speaker 7: 30:38 What happens with that? Ryan Hyler: 30:42 So those are individually owned condos, and so I think there are maybe- Wayne Arnold: 30:45 You're talking about these buildings right here? Ryan Hyler: 30:47 Yeah. Julie Tuttle: 30:47 The one that's right there, that- Speaker 7: 30:47 The one that's right across from the Sunshine and the gas station. Wayne Arnold: 30:52 Yeah. Ryan Hyler: 30:52 Yes. Wayne Arnold: 30:53 That is a separately owned condominium building that's not part of this proposal. It will remain in its current form for however long the owners intend to keep it that way, but it's not part of our proposals. Yes, ma'am. Speaker 8: 31:05 What about that other big building that's like... Wayne Arnold: 31:12 In the front? Julie Tuttle: 31:12 It's here? Ryan Hyler: 31:12 Right here? Wayne Arnold: 31:12 Yeah, sorry. Speaker 8: 31:13 Is that in with y'all project? Wayne Arnold: 31:14 No. 9.A.1.e Packet Pg. 536 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 15 of 32 Ryan Hyler: 31:15 That is not included in this. Speaker 8: 31:16 Sore eyes, like oh- Wayne Arnold: 31:17 So that property is now owned by Collier County Government. Speaker 8: 31:20 Is it? Okay. Wayne Arnold: 31:20 Yes. And the County has plans to cooperate with the School Board to put a training center in that building. Speaker 8: 31:25 Okay. Wayne Arnold: 31:25 So they'll be renovating that space. Speaker 8: 31:26 Okay, awesome. Wayne Arnold: 31:27 Yes sir. Yes sir. Speaker 9: 31:29 Are there any governing documents or rules that your renters have to comply to as far as their actions and their way they treat the property? And as far as a year from now- Wayne Arnold: 31:41 That's the other thing- Speaker 9: 31:44 ... you know I'm getting very excited about it, but a year from now, two years from now, we're fully rented and the people are embedded and the pickup trucks start coming in with the ladders and demands- Wayne Arnold: 31:51 And then- Julie Tuttle: 31:52 The lease speaks to all that, yeah. Speaker 9: 31:54 ... and going on and on. So is there a lease that you use with your other properties that we can review or look at to see what- Julie Tuttle: 32:01 Potentially. Speaker 9: 32:03 ... the rental responsibilities are? Julie Tuttle: 32:04 Sure, potentially. So what I'll say is we use a National Apartment Association Lease. It's governed by state, but it's a National Apartment Association Lease and it governs just that. It governs what people can and can't do in the apartments, how people 9.A.1.e Packet Pg. 537 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 16 of 32 treat each other in the apartments and what our rights are when somebody does something that's- Ryan Hyler: 32:23 Against that. Julie Tuttle: 32:25 ... in conflict with that. It's a strong lease and we have opportunities in there that if things are not happening the way they should that we can take action on that. There's probably an opportunity to look at the National Apartment Association Florida Lease. Speaker 9: 32:43 Well, what lease do you use on your other properties? Can we preview the lease that you're using right now on your other properties? That- Julie Tuttle: 32:49 I would've No problem with that. Speaker 9: 32:50 Okay. So how would we do that? Is it on your website or? Wayne Arnold: 32:53 Well, what you can do, Julie, if you're willing to share that with Sharon? Julie Tuttle: 32:55 Sure. Wayne Arnold: 32:56 We can post that on our website. Or if you signed up or you'd like to tell Sharon you'd like an email copy- Julie Tuttle: 33:01 It'll be a sample lease of something that we're using today. I can't say that it's going to be the exact same thing that would be used when we go in enforce, but it'd be something very similar. Speaker 9: 33:08 But is it- Julie Tuttle: 33:08 It is a document that would be- Speaker 9: 33:09 It's a dynamic document that you use with your current register? Wayne Arnold: 33:11 Yes. Julie Tuttle: 33:11 It is. Wayne Arnold: 33:11 Yes. 9.A.1.e Packet Pg. 538 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 17 of 32 Speaker 9: 33:11 Okay, it's got a [inaudible 00:33:14]? Julie Tuttle: 33:11 It is. Wayne Arnold: 33:11 Yeah, yeah. Julie Tuttle: 33:11 It is not. Wayne Arnold: 33:11 Yeah. Julie Tuttle: 33:17 It is like 40 pages. It is not like- Speaker 9: 33:20 You should see our owner documents. Wayne Arnold: 33:21 Yeah. Julie Tuttle: 33:21 Yeah, no, like I get it. It is something that if we're going to manage the property... It's one thing if we're not, like if I turn it over and say, "Hey, I don't care, let's figure it out later." But it's something that we know because there's professional management there so it doesn't ever get turned over and not managed ever. Ryan Hyler: 33:49 And not like the condos in the corner where there are individual- Julie Tuttle: 33:49 It's not a condo association. Ryan Hyler: 33:49 Right. Julie Tuttle: 33:49 There's one owner. Ryan Hyler: 33:49 So there's- Julie Tuttle: 33:49 There's not an experience where there's conditions related to that. It remains professionally managed the entire time. Ryan Hyler: 33:56 So to speak to that a little bit more though, so this property will have anywhere from five to seven full-time employees. The leases are 12 to 15 months. So the employees, the manager, the facilities folks, they know the tenants, right? They know who they are. The tenants go through credit checks, criminal background checks, income verification, employer verification, all of those things. And so to Julie's point, if there are noise 9.A.1.e Packet Pg. 539 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 18 of 32 violations or if there... There will never be a vehicle on blocks in the parking lot. Like that is never going to happen here. Speaker 9: 34:32 If that doesn't make, I'm sorry, is the manager onsite? Ryan Hyler: 34:35 They don't live onsite. It's a full-time job. Wayne Arnold: 34:38 We've not had good experience with managers living on site and getting into favoritism and they're helping one resident out and the other. So we don't do that as a company across the board. Julie Tuttle: 34:47 But we're happy to share a sample lease, okay? No problem. Wayne Arnold: 34:50 Yes, ma'am. Speaker 10: 34:50 That was one of my questions. Wayne Arnold: 34:50 Okay. Speaker 10: 34:52 My other question is, someone had talked about parking. Wayne Arnold: 34:55 Mm-hmm. Speaker 10: 34:56 Are people who drive trucks going to be allowed to live in these studio apartments or you know a lot of HOA and gated communities- Wayne Arnold: 35:02 [inaudible 00:35:05]. Julie Tuttle: 35:02 Like an 18-wheeler? Speaker 10: 35:10 No, like an F-150? There's a lot of communities that don't allow. Julie Tuttle: 35:11 Oh, yeah. A truck, like a regular vehicle. A commercial vehicle might have some restrictions, but a regular vehicle is allowed. Yes. Speaker 10: 35:21 Okay because that's the price point. These are our tradesmen and workers. Wayne Arnold: 35:25 Yeah. Julie Tuttle: 35:26 Yeah. Yeah. I mean, yes. 9.A.1.e Packet Pg. 540 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 19 of 32 Speaker 10: 35:27 Okay. Wayne Arnold: 35:27 Absolutely. I saw a hand up over here. Speaker 4: 35:29 Right here. Wayne Arnold: 35:30 Yes, ma'am. Speaker 11: 35:31 Do you have any plans for an EV station there? Julie Tuttle: 35:38 Oh, I think that's a lovely idea. I think that would be something that we probably would consider. Speaker 4: 35:40 A what? Ryan Hyler: 35:40 EV station? Wayne Arnold: 35:42 Electric vehicle charging station. Speaker 4: 35:43 Oh. Wayne Arnold: 35:44 Yeah, we've done that on several of our properties. As long as the power company can get us power in the right location, we're certainly certainly engaged in that. 35:53 Ron. Ron: 35:55 Maybe it's not related to this project, but where the tennis courts used to be, I think if there was an outstanding obligation for an 88 spot parking area. Wayne Arnold: 36:04 I don't know that I'd call it an obligation. There was a parking agreement that would allow them to invoke that and build up to 80 plus or 88 may have been the number on it, I just don't remember, but in that general area. And it also included a portion of the property west of those on what's also County- owned property. Ron: 36:22 But that's outside of- Wayne Arnold: 36:23 And the County may decide to do that when they deal with the school district and the training center. They know they need some additional parking because that whole building just doesn't have adequate parking. So they'll either be looking to 9.A.1.e Packet Pg. 541 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 20 of 32 share some of our parking or they'll be building additional parking. Ron: 36:37 Okay. And secondly, maybe you would share with them where the proposed entrance is going to be. I think it's off 27th, where a traffic light would be. 951 is- Ryan Hyler: 36:48 For the Veterans Association? Wayne Arnold: 36:50 Yeah. Ryan Hyler: 36:50 Is it somewhere down in here? Is that right? Ron: 36:52 It's like right in here. Wayne Arnold: 36:53 That's going to be a proposed traffic signal that would serve the rest of the project. So the County obviously is redoing the golf course. They're building the affordable housing project with the rural neighborhoods' community here. The Veterans' Home would be in this location now and then it's think First Tee is still somewhat in flux, but maybe over here. But there will be a traffic signal in this location in the future. Ron: 37:15 They will go in that way. They're not going to be using 44th? Wayne Arnold: 37:19 Correct. Yes ma'am. Speaker 13: 37:21 Are 37:21 You anticipating public school students as parts of the families that live there? Wayne Arnold: 37:27 I think that's possible. One of the things that the County evaluates, they send out our project information to the school district. I mean, the school districts have an obligation to provide school space for however many students. I don't know what your current mix typically might be, but Julie, I'm sure you know that answer. Julie Tuttle: 37:43 Yeah, I mean in general, we don't have many school students that have lived in our communities just by virtue of the smaller space. Anyone who qualifies may live there. That's something that we want to make sure it is understood. But in general, we have not seen very... I think maybe in our communities that we have in our Orlando, we may have three kids. It's very, just by 9.A.1.e Packet Pg. 542 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 21 of 32 virtue of the type of space that it is, it's not necessarily something that is super attractive to a family. But- Speaker 13: 38:12 Well, I just think it'd be perfect for single parents. Julie Tuttle: 38:15 Yeah. Yeah. I mean I think that that's certainly a possibility. It just depends on kind of some preferences in space. Ryan Hyler: 38:21 And I think it's important to also note, we don't target a specific demographic. If someone meets our qualifications, anyone can choose to live there. Speaker 13: 38:32 Well, the reason I ask is rural neighborhoods has no clue how our school system works and you have to live two miles away. Because they kept saying, "Oh, we'll get a bus. They'll bus them to school." And I'm like, "In less than two miles from the elementary. Yeah, you may be two miles from the high school, but you guys, if they live there, they could easily walk down the sidewalk that's now in the parkway and go down 44th to school." I didn't know if you knew there was an elementary so close that that would be an advantage to the people who are living there in addition to being close to work or whatever. Julie Tuttle: 39:07 For sure. Yeah, teachers too, for sure. Speaker 13: 39:07 You know there's a lot of schools in the area that if you are that single parent looking for a nice secure place- Ryan Hyler: 39:13 Right. Julie Tuttle: 39:14 Yeah. Wayne Arnold: 39:15 But you may not be a parent with a child, you may be the school teacher who needs a place to live. Julie Tuttle: 39:19 Yeah, I think that all great. Wayne Arnold: 39:19 Yes ma'am. Speaker 11: 39:22 With the size of these studios, are you restricted to how many people can live in these studio apartments? Julie Tuttle: 39:27 Fair housing is a national law that generally as from a management standpoint, allows us to restrict it to two heartbeats per bedroom. 9.A.1.e Packet Pg. 543 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 22 of 32 Speaker 6: 39:37 About children, I already have a child. Wayne Arnold: 39:39 Hang on. So speak up so we can hear your question. Speaker 8: 39:41 So if they have a child, got two parents, that's three heartbeats, what are they going to say? Speaker 5: 39:47 Just in speaking of simple terms, these are for no family occupation right? This for one or two people- Wayne Arnold: 39:55 Yeah. Julie Tuttle: 39:55 Generally one or two people's. Wayne Arnold: 39:55 One or two people. Speaker 5: 39:58 You don't have plans for allowing families? Ryan Hyler: 40:00 No, we don't. And we restrict- Speaker 5: 40:00 Just to keep it simple. Ryan Hyler: 40:05 Yeah, and we restrict because we also don't want overcrowding. Wayne Arnold: 40:08 Yes sir. Speaker 9: 40:09 So you're restricting it basically to two heartbeats. Say, can you give me an example of how you enforce that rule in the past with your other complex, your housing? Julie Tuttle: 40:20 So you are required to let us know how many occupants you have and if there's, I understand that people don't always tell the truth. Is this what you're getting at? Speaker 9: 40:27 Yeah. Julie Tuttle: 40:28 Yes. So in general, if there's ever an understanding that well maybe there's more than two people living there, then that would be a lease violation. Speaker 10: 40:39 We have a lot of houses in that area that are single family dwellings and at night it looks like used car lots out front. Julie Tuttle: 40:50 So the benefit of having a community that's professionally managed with management onsite is it doesn't get that way. 9.A.1.e Packet Pg. 544 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 23 of 32 And we have more teeth in our lease than maybe they do. I don't know. I can't really speak to someone else's management style. I can only speak to what we are able to do and what we're able to do within the bounds of our legal document that we agree to with the tenants. But I understand your concern. Generally the communities can do a better job of enforcing that than individual homes. Wayne Arnold: 41:23 Yes sir. Speaker 14: 41:24 Okay. Having a lease of a year to a year and a half, can you tell me what kind of a turnaround you have, your buildings that you have right now? Julie Tuttle: 41:39 It's generally about a 50% renewal rate, is generally what happens. Speaker 14: 41:40 Every year? Every... Julie Tuttle: 41:42 Yeah, it's transitional. Full rent homes or apartments are generally, people are transition, right? You're moving from one place to a next. You're moving from one location to another, transitioning to the area. You have a big life change, you've got married, you've got divorced. You've had a kids move out, that sort of thing. So generally there is some flux of transition there. So we anticipate that there is transition here. It's not something that we would expect that a 100%t fully would live here forever. That's not generally how that goes in that world. This exact same, this type of concept, it just folds right into that general multifamily concept. So when we go and do budgets and when we go do in projections and that sort of thing, we use a 50% ratio. Wayne Arnold: 42:23 Okay. Yes, sir. Right here in the front. Speaker 6: 42:26 Yeah, I just want to know, is there going to be new management people working there or are you going to keep the same people. Julie Tuttle: 42:33 That are there now? Oh, I don't know. I think that we would definitely hire a new team and that would kind of be predicated on what our third party management team would decide. And really we just need to make sure we have the skillset there to be able to service our residents. Wayne Arnold: 42:50 Yes, ma'am. 9.A.1.e Packet Pg. 545 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 24 of 32 Speaker 13: 42:51 Can you tell me with your other properties what your typical change in rent is from year to year? Julie Tuttle: 42:59 So it really depends on kind of market stuff, but generally it's been 3% to 5% in the last... There's been some opportunities and a lot of people have taken a lot of opportunity to escalate rents in this last couple of year cycle of prosperity in the real estate world. But generally that's something we would see 3% to 5% on. Again, when we're queuing budgets and projections and that sort of thing on a regular basis. Wayne Arnold: 43:23 Here though, it's going to be a little bit unique because we're capping the rents- Ryan Hyler: 43:29 Right. Julie Tuttle: 43:29 At a top- Richard Yovanovich: 43:30 Based upon what HUD will allow based upon the median income. Wayne Arnold: 43:33 Right. Richard: 43:34 So- Sharon Umpenhour: 43:34 Rich, you need to identify yourself. Richard: 43:38 Richard Yovanovich for the record, sorry. So if the median income doesn't go up, rent can't go up and the median income goes down, rent goes down. So it's not your typical market rate project. Ryan Hyler: 43:50 Yeah, and HUD produces that Spring of every year. Wayne Arnold: 43:54 But the benefit of that is you'll get to still get the affordability there constantly rather than it taking off and gentrified. And next thing know you've got $3,000 rents on what you thought were going to rent. Speaker 13: 44:04 Right. That's what's happening. Richard: 44:08 And it's a 30-year commitment. Wayne Arnold: 44:09 Right. 9.A.1.e Packet Pg. 546 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 25 of 32 Richard: 44:09 So it's not... you know it's long term. Ryan Hyler: 44:11 It's not us just saying that. It's part of our agreement to- Wayne Arnold: 44:15 Yeah. Any other topics we haven't touched on? Yes sir. Speaker 9: 44:17 Yeah. From the standpoint of demographics, what's the average age of your occupants in your other properties? Ryan Hyler: 44:22 38. Speaker 9: 44:23 Okay. Thank you. Wayne Arnold: 44:26 Yes sir. Speaker 16: 44:27 Hi. Loud enough? Wayne Arnold: 44:29 Yes. Okay, good. Speaker 16: 44:31 I have a definite concern. First of all, doing a real nice job of explaining these different things. I used to be a mechanical engineer for corporate for General Motors, and I do have a builder's license and I have worked with the city in Detroit. So I got a little taste of what's going on here. Now my concern is not yours. My concern is that intersection out there, okay? And this basically is based on what you're talking about, it's the foundation board. Right? Wayne Arnold: 45:03 Yep. Speaker 16: 45:04 Okay. Why are they going to put a bridge in my front lawn? Why can't they put it at that intersection where it belongs? I went down to the courthouse and look at those five people and they look at me and they're looking right through me like they got a heart attack or something. Glass eyes. They don't hear me. Wayne Arnold: 45:23 I've heard your concerns before, but that ship is a different animal. Speaker 16: 45:28 I understand. But she's taken notes and she can pass those notes on to the appropriate people. Wayne Arnold: 45:34 No. Speaker 16: 45:34 Let's hit it from a different angle a little bit. 9.A.1.e Packet Pg. 547 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 26 of 32 Wayne Arnold: 45:36 Understood. I understand your concern over that bridge and its impact on your neighborhood and your home. Speaker 16: 45:41 And the lights. They're going to have my house lit up all 24 hours of the stadium lights in there. Wayne Arnold: 45:46 Well, the good news is for you- Speaker 16: 45:47 There is? Wayne Arnold: 45:48 ... that the big shots golf complex is no longer on the table. So I think that was one of your concerns over that lighting. But again, this only affects the hotel property. Speaker 16: 45:55 Understand. Wayne Arnold: 45:55 Yeah. Speaker 16: 45:57 Understand. Like I said, I'm only bringing this up so that you may push this in the right direction if you would. I really appreciate it. Wayne Arnold: 46:05 Okay. Speaker 4: 46:05 And I was just talking about. Wayne Arnold: 46:05 This gentleman on the end has a question we haven't heard from him. Speaker 17: 46:08 What bridge are you talking about? Speaker 6: 46:09 Yeah, what? Wayne Arnold: 46:12 Okay. So- Speaker 17: 46:13 You want to explain the bridge? Wayne Arnold: 46:15 Yes. Yes. Good. So I'll briefly get into it. So there's a much larger project going on. Hang on. Excuse me. We can't hear up here. You all are talking. So please. One at a time. Speaker 6: 46:25 Sorry. Wayne Arnold: 46:25 So the question was the bridge. Well, there's a proposed improvement project for Collier Boulevard and for the Golden 9.A.1.e Packet Pg. 548 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 27 of 32 Gate Parkway intersection and that involves the County establishing a bridge connection over the canal on 27th Avenue. And that's something that's not directly related to what we're proposing tonight. That's something that's a larger County project that's been discussed. It's been on the improvement plans for years and I think they finally made the decision that that's where the bridge would need to be to serve Golden Gate Estate's population as well as the growing population and taking traffic off of Collier Boulevard, et cetera. So that's the bridge that's being discussed. Speaker 17: 47:04 All right. Speaker 18: 47:05 I'm just really excited about the project. Wayne Arnold: 47:07 Okay, good. Thank you. Speaker 18: 47:08 We all live around here and we never knew. It's such an eyesore as you mentioned. So these conceptual drawings are really, really needed. Wayne Arnold: 47:17 I think it's an exciting project. Speaker 18: 47:18 [inaudible 00:47:19]. Wayne Arnold: 47:18 This is a fairly new concept. Speaker 4: 47:19 That was our place. That's where we went to, the Tiki Hut all the time. Speaker 8: 47:24 Yeah. Speaker 4: 47:24 We all hung around there. Wayne Arnold: 47:26 We've heard stories about that. Speaker 6: 47:28 Oh, yeah. Julie Tuttle: 47:28 Well, we'll have big party when we grant it. We'll do- Speaker 4: 47:31 You going to have one? Speaker 6: 47:31 Are you going to have a Tiki Hut in the back? Julie Tuttle: 47:32 I don't know. 9.A.1.e Packet Pg. 549 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 28 of 32 Wayne Arnold: 47:32 No. Speaker 6: 47:32 You going to open it? Wayne Arnold: 47:36 Okay. Speaker 6: 47:36 You want everybody back. Wayne Arnold: 47:38 Okay. We're trying to wrap up. So sir, you have another comment? Question? Speaker 19: 47:39 I tend to agree that it looks beautiful on paper, but unfortunately the corner lot where we have that old motel. Okay. It's still going to be an eyesore, okay? Wayne Arnold: 47:52 For now. Speaker 19: 47:53 And I don't know how your endowment is going to shine. Okay. Amongst seeing that on the corner. Wayne Arnold: 48:02 Well, you heard Julie talk about landscapes, so that's a big part. Ryan Hyler: 48:05 So yeah, so we'll do everything we can, but to be just blunt about it, there are 42 individually owned condos in those buildings, right? We can't control what those homeowners do with their property, just the way we can't control any other homeowner. Right. And so we agree with you. It is a bit of an eyesore. I would love to be able to do something with it. That's out of our control. It's private property. Wayne Arnold: 48:27 I think the only thing we can offer is that once we're done, I think the comparison will be so stark that maybe it will inspire something different to happen on that corner. Change has to start somewhere and we know that our project will be the genesis of it. 48:37 Yes ma'am. Speaker 8: 48:42 Y'all going to have a fence around your property or it's just going to be open? Wayne Arnold: 48:47 We're currently plan to leave it open. Not sitting there in construction. It'll get fenced off temporarily. But we plan to keep it open. We're not going to barricade it off or anything from- 9.A.1.e Packet Pg. 550 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 29 of 32 Speaker 8: 48:56 It's a nice thing that you guys are doing because I was born here in Naples 58 years ago, so I know Golden Gate very well and I'm pretty sure that they're going to, once you all do that, they're going do something to the big building and then probably maybe somebody going to buy out that little sore eye in the future. You know what I mean? It's going to be different and I'm so happy to be able to see it. So I mean different things are going to happen in the future just like this happened, that big building, something will happen and then maybe somebody going to buy out. So you know what I mean. Maybe I'm going to buy it. Julie Tuttle: 49:46 That's right. Wayne Arnold: 49:46 Ron. Ron: 49:46 Is this project eligible for the Golden Gate Economic Development Zone Incentive? Wayne Arnold: 49:46 Yeah. I don't know. Ryan, did you ever talk to the County about that? I don't know. Ryan Hyler: 49:49 It's been brought up. I don't believe that it is. Ron: 49:49 Okay. Julie Tuttle: 49:55 It's not a qualifying target for that [inaudible 00:49:59]. Wayne Arnold: 49:59 So where we stand today, it's all marked. It's all outside money. We're not really getting any assistance other than great cooperation from one of the best counties we've dealt with from zoning and advising us and helping us get through the process. 50:12 Yes, sir. Speaker 16: 50:13 I'll make this real brief. The neighbors on both sides of me are putting shrubbery and everything else. They're setting this up like a fort. They're scared to death of that damn bridge. Honest to God they are. Wayne Arnold: 50:24 I don't doubt it. I'm sure- Ron: 50:26 Your house has the fountain? Speaker 16: 50:28 Pardon? 9.A.1.e Packet Pg. 551 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 30 of 32 Ron: 50:28 You have the fountain in your house? Speaker 16: 50:29 Yes sir. Ron: 50:29 Okay. Wayne Arnold: 50:30 I saw a hand up back here. Final question, comment, something that haven't talked about yet. Yes ma'am. Speaker 10: 50:41 Is it going to impact the 55 and over community? The par? The par? Wayne Arnold: 50:48 No, I don't think so. I mean this is the Pars located down here. The hotel property's up here. We're really not connected. They're going to continue to have a golf course surrounding their property in the future. Speaker 17: 51:00 We hope. Wayne Arnold: 51:01 Yeah, that's the intent. Speaker 5: 51:05 Do you have any separation between your property and the golf course? Ryan Hyler: 51:11 The golf course you can see is right here. It goes right along the side of the property. So no, the pool and complex juts out into the golf course. The County's going to be working around that little notch with their golf course plans. It is in flux. Mike Mosey's from the County. He may know more than I do, but I think they're still trying to figure out the routing for the golf course. Julie Tuttle: 51:32 Certainly would be a great amenity for our community. Wayne Arnold: 51:35 Yes ma'am. Speaker 18: 51:36 You started out with 98 units and then I think the reason we're here today is because you want it to be 215. Where did this come from? Wayne Arnold: 51:47 Well, let me walk you through that. So I think Ryan did it a little bit earlier, but now some of the units we're calling units are really three beds. And that would be a two bedroom hotel room or some of them are two. That would be a one bedroom with a common area like you see in most hotels. Because our model is all studio apartments, we're taking each one of those modules, 9.A.1.e Packet Pg. 552 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 31 of 32 if you will, and making each one of those an individual apartment that gets the unit count up, although our footprint has changed. And then in the basement of one building it just had golf carts. We're going to infill that with apartment homes because there's nothing there now, but a garage. So there's no reason to do anything with it. Speaker 18: 52:25 Why doesn't it start out as 215 units? Richard: 52:28 I can explain that. So it's six acres. There was a density assignment to the old RT zoning that was on the property. It's 16 units an acre for residential, 26 units an acre for hotel/motel. And so we have a number that they can back into to fit and the footprint that they have is 215. So that's how we came up with that number. So Ryan's holding up a copy of typical unit for the studio. Ryan Hyler: 52:55 Well, and so the 98 number, it was actually 98 timeshares. There's like 182 hotel room or maybe, is that right? Richard: 53:02 158 I think. Ryan Hyler: 53:03 Yeah. So the 98 was a separate timeshare component. Julie Tuttle: 53:06 So yeah, I do think that's important. Because it does sound kind of like a huge thing and it's really not. It's just kind of a function of the existing structure of math. Wayne Arnold: 53:15 Yes ma'am. Speaker 10: 53:16 If the water system and the light system and all of that, will it affect the [inaudible 00:53:29]? Julie Tuttle: 53:28 Over 55 and over rate? Speaker 10: 53:29 Yeah, right. Wayne Arnold: 53:31 No. The County, it actually has a utility improvement project that they're proposing. Speaker 9: 53:33 What about infrastructure? Wayne Arnold: 53:37 Hang on guys, one at a time please. So they have a utility project they're proposing. They're going to be looping utilities from Golden Gate Parkway all the way through to Collier Boulevard. And that'll provide capacity for everything that's 9.A.1.e Packet Pg. 553 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 32 of 32 proposed to go on the golf course property and the hotel property. Ryan Hyler: 53:55 We're not really increasing the number of toilets and things like that. This was already built to serve a certain size population. Wayne Arnold: 54:03 What haven't we answered? Because I'd like to just try to wrap up and one of the things we have sign in sheets, so if you'd like to get information, you can email Sharon in our office. She'll give you her card. You can call her, email her, send her a note in the mail if you'd like, and we'll make sure we get to you whatever we can. And if you have any other questions if we didn't address tonight [inaudible 00:54:25]. Speaker 11: 54:28 I just have one more. Are those buildings now vacated? Are they now empty? Wayne Arnold: 54:29 They are, yes. Sharon Umpenhour: 54:29 We're going to close it? Wayne Arnold: 54:33 Okay. We're going to say thank you to everybody. Ryan Hyler: 54:34 Thank you. Wayne Arnold: 54:34 Appreciate it. 9.A.1.e Packet Pg. 554 Attachment: Attachment 4 - NIM materials (26740 : PL20230012389 Government Public Services Residential Tourist and Commercial Subdistrict 9.A.1.fPacket Pg. 555Attachment: Attachment 5 - Affidavit of Sign Posting 2023 (26740 : PL20230012389 Government Public Services Residential Tourist and 9.A.1.f Packet Pg. 556 Attachment: Attachment 5 - Affidavit of Sign Posting 2023 (26740 : PL20230012389 Government Public Services Residential Tourist and 10/19/2023 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.2 Doc ID: 26702 Item Summary: PL20230012392 - Golden Gate Golf Course RT Tract PUDA - Amendment to Ordinance Number 2022-13, the Golden Gate Golf Course Mixed-Use Planned Unit Development (MPUD), by limiting the uses on the +/-6.16 acre Residential Tourist (RT) Tract to allow hotel/motel or timeshare or multi -family or commercial uses; to change the allowed multi-family use on the RT Tract to a maximum of 215 rental units; to reduce the minimum floor area per multi-family rental dwelling unit to 250 square feet on the RT Tract subject to the occupancy standards in Ordinance No. 2004-58, as amended. Of the 215 dwelling units, 49 units will be income-restricted as affordable. The property is located on the southwest corner of Golden Gate Parkway and Collier Boulevard in Section 27, Township 49 South, Range 26 East, Collier County, Florida consisting of +/-171.6 acres. [Coordinator: Ray Bellows, Zoning Manager] (Companion to GMPA-PL20230012389) Meeting Date: 10/19/2023 Prepared by: Title: – Zoning Name: Laura DeJohn 09/29/2023 12:38 PM Submitted by: Title: Zoning Director – Zoning Name: Mike Bosi 09/29/2023 12:38 PM Approved By: Review: Planning Commission Diane Lynch Review item Completed 10/02/2023 12:05 PM Operations & Regulatory Management Donna Guitard Review Item Completed 10/02/2023 3:49 PM Zoning Ray Bellows Review Item Completed 10/03/2023 11:35 AM Zoning Mike Bosi Division Director Completed 10/04/2023 8:27 AM Growth Management Community Development Department James C French GMD Deputy Dept Head Completed 10/10/2023 4:52 PM Planning Commission Ray Bellows Meeting Pending 10/19/2023 9:00 AM 9.A.2 Packet Pg. 557 PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 1 of 13 September 29, 2023 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: OCTOBER 19, 2023 SUBJECT: PL20230012392 – Golden Gate Golf Course RT Tract PUD Amendment (PUDA) Companion to GMPA-PL20230012398 Owner: Agents: R & M Real Estate Company, Inc. 4100 Golden Gate Parkway Naples, FL 34116 D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Bonita Spring, FL 34134 Applicant: Styx Holdings Development, LLC 1276 Assembly Street Columbia, SC 29201 Richard D. Yovanovich, Esq Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N, Suite 300 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider a petition to amend Ordinance Number 2022-13, the Golden Gate Golf Course Mixed-Use Planned Unit Development (MPUD), to allow 215 multifamily rental dwelling units in the Residential Tourist (RT) Tract as an alternative to the currently allowable 158 hotel/motel units, 98 timeshare/multi- family dwelling units and 60,000 s.f. of commercial space. Of the 215 dwelling units, 49 units will be income restricted as affordable. A companion Growth Management Plan Amendment (PL20230012389) is also requested to allow for the proposed multifamily housing. GEOGRAPHIC LOCATION: The existing Golden Gate Golf Course Mixed-Use Planned Unit Development, consisting of ±171.6 acres, is located on the southwest corner of Golden Gate Parkway and Collier Boulevard in Section 27, Township 49 South, Range 26 East, Collier County, Florida. The subject site is ± 6.1 acres located at 4100 Golden Gate Parkway. (see location map on the following page). 9.A.2.a Packet Pg. 558 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 2 of 13 September 29, 2023 9.A.2.aPacket Pg. 559Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 3 of 13 September 29, 2023 PURPOSE/DESCRIPTION OF PROJECT: On April 26, 2022 Ordinance No. 2022-13 was adopted, approving rezoning of the Golden Gate Golf Course property from GC, RT, C-3, and C-4 with ST/W-1 to ST/W-3 Wellfield Risk Management Special Treatment Overlays to Mixed Use Planned Unit Development (MPUD) with ST/W-1 to ST/W-3 Overlays for a mix of uses. Positioned along Golden Gate Parkway, the Residential Tourist Tract is ± 6.1 acres located at 4100 Golden Gate Parkway currently occupied by a 153-room Quality Inn and Suites (also known as Golden Gate Inn and Golf Club) constructed in 1977 and renovated in 2012. The hotel/motel use is no longer in operation. This request is to allow redevelopment of the facilities into multifamily housing, with up to 215 rental dwelling units on Parcel 2. The site is within Wellfield Risk Management Special Treatment Overlay ST/W-1 and ST/W-2. The Board of County Commissioners also approved a Parking Reservation by Resolution Number 95-460, allowing for 80 off-street parking spaces to be reserved for future implementation to meet requirements made between the property owner and Collier County dated February 17, 1989. See Attachment B for Resolution Number 95-460. The petitioner has indicated that an amendment to these terms is being negotiated. The following affordability commitment is included in Section 4 of Exhibit F included with the draft Ordinance (Attachment A): •22.8% (49 units) will be income restricted, with 24 units rented to households with incomes at or below 80% of the Area Median Income (AMI) and 25 units rented to households with incomes at or below 100% of the AMI. •The remaining 166 units will not be income restricted. They will be rent restricted at a rent equal to or less than the rents permitted for households whose incomes are up to and including 120% of the AMI1. •These commitments are for 30 years from the date of the issuance of C.O. for the first unit. The petitioner also proposes an amendment to Collier County Property Maintenance Code, specifically Code of Laws Section 22-231, subsection 13. to revise the occupancy standard for dwellings from at least 250 square feet of habitable floor space for the first occupant and at least 200 additional habitable square feet of floor area per additional occupant, to be at least 100 additional habitable square feet of floor area per additional occupant for affordable housing developments. Occupancy shall not exceed more than 4 unrelated individuals per household. In order for this development option to be considered, an amendment to the Growth Management Plan, Golden Gate City Sub-Element, Urban Designation, Urban Mixed Use District, Government Public Services, Residential Tourist and Commercial Subdistrict is also needed. A companion Growth Management Plan Amendment (PL20230012389) is also requested to allow for the proposed multifamily housing. 1 The current maximum rental rate for a studio for households earning 120% of the median income is a maximum of $2,097/month per the Florida Housing Finance Corporation limits effective 5/15/2023. 9.A.2.a Packet Pg. 560 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 4 of 13 September 29, 2023 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties surrounding the boundaries of the subject property, known as Golden Gate Golf Course MPUD RT Tract: North: Beyond Golden Gate Parkway are multifamily uses zoned Residential Multi- Family-12 (RMF-12-ST/W-2) and a commercial center zoned C-4-ST/W-2 and W-3 with Provisional Use approved by Resolution Number 81-241 for shopping center and car wash. East: Immediately to the east is developed with condominium units zoned Residential Tourist (RT-ST/W-2). Further east is a Commercial Tract (Parcel A) zoned Golden Gate Golf Course MPUD-ST/W-2, followed by Collier Boulevard, beyond which are single family homes zoned Estates (E-ST/W-2 and W-3) with one property developed with a restaurant zoned Commercial Convenience (C- 2- ST/W-2 and W-3). South: Immediately to the south is the golf course zoned Golden Gate Golf Course MPUD-ST/W-1 and W-2. West: Internal: Immediately to the west is a Community Facility Tract zoned Golden Gate Golf Course MPUD-ST/W-1, followed by single family residential area zoned Residential Single Family-3 (RSF-3-ST/W-1). The Golden Gate Golf Course MPUD has two internal areas that are not part of the MPUD: (1) County maintenance and utility facilities zoned Golf Course and Recreational Use (GC-ST/W-1) and (2) Par One multifamily residential community zoned Residential Multi Family-16 (RMF-16-ST/W-1). 9.A.2.a Packet Pg. 561 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 5 of 13 September 29, 2023 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The GMP is the prevailing document to support land-use decisions, such as this proposed amendment. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any amendment petition. This petition is consistent with the GMP. Future Land Use Element (FLUE): The ±6.1-acre subject property is designated on the Golden Gate City Future Land Use Map and in the Golden Gate City Sub-Element as Urban, Urban Mixed- Use District, Government Public Services, Residential Tourist and Commercial Subdistrict. The subject property is intended to provide for development of residential tourist uses consistent with the permitted and accessory uses allowed in the RT, Residential Tourist Zoning District and commercial uses consistent with the C-3 Commercial Intermediate Zoning District. Because the proposed number of dwelling units and density of 34.9 units per acre are not currently allowed, a companion Growth Management Plan Amendment (PL20230012389) is also requested to allow for the proposed multifamily housing. This PUDA petition may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan if the companion GMPA (PL20230012398) is approved and goes into effect. Transportation Element: In evaluating this project, staff reviewed the applicant’s (revised) July 23, 2023, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2022 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a.For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b.For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c.For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” 9.A.2.a Packet Pg. 562 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 6 of 13 September 29, 2023 Staff finding: According to the TIS provided with this petition the proposed amendment will allow up to 215 multi-family dwelling units in the RT tract of the Golden Gate Golf Course. According to the TIS and PUD Exhibit A the multi-family dwellings will displace the previously approved +/- 60,000 square foot commercial retail use in the RT tract. The 215 multi-family dwellings represent a potential net reduction of +/- (121) PM peak hour, 2-way trips on the adjacent roadway segments of Golden Gate Parkway and Collier Boulevard. Because the proposed multi-family development generates a +/- 48% reduction in the number of trips generated by this development the subject PUD Amendment can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Transportation Planning staff finds this petition consistent with the GMP. Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). The proposed changes do not affect any of the environmental requirements of the GMP. GMP Conclusion: The GMP is the prevailing document to support land use decisions, such as this proposed PUD Amendment. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any rezoning petition. This petition cannot be approved until the companion GMPA is adopted and goes into effect with an effective date linked to the effective date of the companion GMP Amendment petition. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. An evaluation relative to these subsections is discussed below, under the heading Zoning Services Review. Environmental Review: Environmental Planning staff has reviewed the PUD petition to address environmental concerns. The proposed PUD changes will not affect any of the environmental requirements of the PUD document. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Utilities Review: The project lies within the regional potable water service area and the Golden Gate wastewater service area of the Collier County Water-Sewer District (CCWSD). The project already receives CCWSD water and wastewater services. Sufficient water and wastewater treatment capacities are available. 9.A.2.a Packet Pg. 563 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 7 of 13 September 29, 2023 Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utilities acceptance. Zoning Services Review: Zoning Division staff has evaluated the petition, and the conclusions of are provided for within the below PUD and Rezone findings. PUD FINDINGS: LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08”: 1.The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Redevelopment of the existing hotel/motel complex for use as rental housing units is appropriate and suitable for the area. The site is already developed, and adaptive reuse as residential dwelling units will be compatible with the nearby residential development pattern, in convenient proximity to workplaces, community facilities, schools, goods, and services. The project lies within the regional potable water service area and the Golden Gate wastewater service area of the Collier County Water-Sewer District (CCWSD). The project already receives CCWSD water and wastewater services. Sufficient water and wastewater treatment capacities are available. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utilities acceptance. 2.Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application, which were reviewed by the County Attorney’s Office, demonstrate unified control of the property. 3.Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). County staff has reviewed this petition and has offered an analysis of conformity with the relevant goals, objectives, and policies of the GMP within the GMP Consistency portion of this staff report on page 5. 4.The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 9.A.2.a Packet Pg. 564 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 8 of 13 September 29, 2023 The subject site is approved with maximum zoned building height of 100 feet or 10 stories, however the petitioner proposes reducing this to a zoned height of 60 feet and actual height of 75 feet if more than 98 rental dwelling units are developed. Previously approved Deviation #2 allows for no landscape buffers between separate land uses internal to the PUD. 5.The adequacy of usable open space areas in existence and as proposed to serve the development. No deviation from the required usable open space is being requested, and compliance shall be demonstrated at the time of SDP or PPL. 6.The timing or sequence of development for the purpose of ensuring the adequacy of available improvements and facilities, both public and private. As noted above, Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. The project already receives CCWSD water and wastewater services. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utilities acceptance. Finally, the project’s development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any plats and or site development plans, are sought. 7.The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure to accommodate this project. The PUD boundary is not proposed to be modified. Expansion is not practical due to existing development to the east, west, and south and existing public roadway to the north. The project already receives CCWSD water and wastewater services. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utilities acceptance. 8.Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The petitioner requests one new deviation from the Land Development Code (LDC) for a reduction in the required number of parking spaces. See deviations section of the staff report beginning on page 12 of 13. 9.A.2.a Packet Pg. 565 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 9 of 13 September 29, 2023 Rezone Findings: LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed change in relation to the following when applicable”: 1.Whether the proposed change will be consistent with the goals, objectives, and policies of the Future Land Use Map and the elements of the GMP. The proposed change of use and density is not consistent with the current GMP. This petition may only be deemed consistent with the Future Land Use Element (FLUE) of the GMP if the companion GMPA (PL20230012398) is approved and goes into effect and the uses and intensities in this MPUD align with those in the GMPA. 2.The existing land use pattern. The existing land use pattern of the abutting properties is described in the Surrounding Land Use and Zoning section on page 4 of this staff report. The site is already developed, and adaptive reuse as residential dwelling units will be compatible with the nearby residential development pattern, in convenient proximity to workplaces, community facilities, schools, goods, and services. 3.The possible creation of an isolated district unrelated to adjacent and nearby districts. The property is currently zoned MPUD and would remain as such. 4.Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The existing district boundaries are logically drawn. This petition does not propose any change to the boundaries of the PUD. 5.Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not specifically necessary but is being requested in compliance with the LDC provisions to seek such changes. The petitioner believes the rezoning is necessary to accommodate the proposed uses and densities to meet a market need of the surrounding community. 6.Whether the proposed change will adversely influence living conditions in the neighborhood. The PUD Amendment does not represent a change to the previously approved building orientations, heights, setbacks, or buffers. It will allow for 215 multi-family dwelling units in place of the previously approved hotel/motel, time share or commercial uses. Therefore, the amendment is not anticipated to adversely influence living conditions in the neighborhood. 9.A.2.a Packet Pg. 566 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 10 of 13 September 29, 2023 7.Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. As noted above, Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. 8.Whether the proposed change will create a drainage problem. The proposed PUD Amendment is not anticipated to create adverse drainage impacts in the area; provided stormwater best management practices, treatment, and storage on this project are addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). County staff will evaluate the project’s stormwater management system, calculations, and design criteria at the time of SDP and/or PPL. 9.Whether the proposed change will seriously reduce light and air to adjacent areas. It is not anticipated the changes proposed to this PUD Amendment would seriously reduce light or air to the adjacent areas. 10.Whether the proposed change will adversely affect property values in the adjacent areas. This is a subjective determination based upon anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors including zoning; however, zoning by itself may or may not affect values, since value determination is driven by market value. 11.Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed change to allow for 215 multi-family dwelling units through adaptive reuse of an older hotel/motel will not be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. 12.Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the proposed development complies with the GMP through the approval of the proposed amendment (GMPA-PL20230012398), then that constitutes a public policy statement supporting zoning actions. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with approved plans are in the public interest. 9.A.2.a Packet Pg. 567 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 11 of 13 September 29, 2023 13.Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property can be used in accordance with existing zoning; however, the proposed uses and densities cannot be achieved without amending the MPUD and amending the GMP. 14.Whether the change suggested is out of scale with the needs of the neighborhood or the County. The proposed adaptive reuse of an older facility that is not in operation will be beneficial to the community. The income restricted rental dwelling units will contribute to fulfilling much needed affordable housing in Collier County. 15.Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed for compliance with the GMP and the LDC, and staff does not specifically review other sites in conjunction with a specific petition. 16.The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The property is already developed, and the proposed PUD Amendment will accommodate redevelopment of the existing facilities, which will involve site alteration to the extent that the redevelopment requires. 17.The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. Public facility capacities have been reviewed as part of this application process. The activity proposed by this amendment will have no adverse impact on public utilities facility adequacy. The development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities. The project must also be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff has concluded that the developer has provided appropriate commitments so that the impacts to the Level of Service (LOS) will be minimized. 18.Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the Board during its advertised public hearing. 9.A.2.a Packet Pg. 568 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 12 of 13 September 29, 2023 DEVIATION DISCUSSION: The PUD was approved via Ordinance 2022-13 with four deviations. The petitioner requests one new deviation at this time. The petitioner’s justification and staff analysis/recommendation for this deviation are listed below. Proposed Deviation # 5: Relief from LDC Section 4.05.04, Table 17, Parking Space requirements for multi-family dwellings, which requires: All units shall have 1 parking space per unit plus visitor parking computed at 0.5 per efficiency unit, 0.75 per 1-bedroom unit, and 1 per 2-bedroom or larger unit. Office/administrative buildings shall have parking provided at 50 percent of normal requirements. Where small-scale recreation facilities are accessory to a single-family or multifamily project and intended only for the residents of that project, exclusive of golf courses/clubhouses, the recreation facilities may be computed at 50 percent of normal requirements where the majority of the dwelling units are not within 300 feet of the recreation facilities and at 25 percent of normal requirements where the majority of the dwelling units are within 300 feet of the recreation facilities. To instead allow parking to be provided at a ratio of 1 parking spaces per unit, with no requirement to provide additional parking for the leasing office or for recreation facilities. Petitioner’s Justification: The intent is to convert existing hotel units into studio efficiency dwelling units that will have rents meeting the 120% AMI standard. The Developer has experience with three other Florida projects in which hotel to rental housing has been completed using the proposed parking ratio of .9 spaces per dwelling unit. Two of the below listed conversion have been completed and are greater than 95% leased and have no parking issues resulting from the parking reduction to .9 spaces per unit. The third facility is under construction and has been approved with the .9 spaces per unit standard. -4970 Kyngs Heath Road, Kissimmee, Florida – 101 studio apartments -4960 W Irlo Bronson Memorial Highway, Kissimmee, Florida – 198 studio apartments -4694 W Irlo Bronson Memorial Highway, Kissimmee, Florida – 133 studio apartments The Developer is attempting to provide affordably priced studio rental apartments targeted to our local workforce. The parking demand is estimated to be similar to that for an urban hotel/motel which is just under 1 space per unit. Further, the project is well-located to provide alternative transportation modes other than automobile. The property has three CAT transit stops within 1,000 feet for convenient use by the tenants. Ride share services are also plentiful in the Golden Gate City area offering pick-up and drop off services in lieu of individual automobile usage. The property will also provide ample and conveniently located bicycle racks. It is becoming more common that E-bikes and scooters provide primary transportation for many of our area workforce. The site when converted from the hotel use to the rental apartment use, will be enhancing the on- site pedestrian connections from the site to link with the existing pedestrian system located on Golden Gate Parkway. Staff Recommendation: Staff recommends APPROVAL, finding that this request to reduce the parking requirement is supported by standards in effect in the nearby Golden Gate Parkway Overlay District. Although the site lies just east and south of the Overlay District, it is located 9.A.2.a Packet Pg. 569 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PUDA-PL20230012392; Golden Gate Golf Course RT Tract PUDA Page 13 of 13 September 29, 2023 along the Parkway and within Golden Gate City. Per LDC Section 4.02.26.B.16.e, reductions are afforded for development in proximity to transit facilities. Staff recommends additional consideration be given to support tenant mobility needs, such as: installation of a public transit facility, such as bus shelter, bus transfer facility, or park and ride accommodation on-site and in coordination with and accepted by the Collier Area Transit, or a bike-share station or ride-share pick up/drop off zone on-site. NEIGHBORHOOD INFORMATION MEETING (NIM): The petitioner conducted a NIM on August 31, 2023 at the Golden Gate Community Center Meeting Room B, 4701 Golden Gate Parkway. The meeting commenced at approximately 5:30 p.m. and ended around 6:25 p.m. The agent explained the request and provided a brief history and overview of the project and the review process. The petitioner also presented information about the proposed efficiency apartments will replace the existing four-story hotel including plans to convert the clubhouse building to an amenity center and additional apartment units. He also shared information about the proposed rental rates ranging from $1,400 to $2,000 per month and how that fits into the local housing market. Examples of similar hotel to apartment conversion projects in Florida and South Carolina were provided. Attendees expressed support for the concept. Questions were raised regarding traffic impacts, transit ridership, and traffic signalization. Attendees expressed concern that the units would be overcrowded with more than two people per bedroom and it would be difficult to enforce fair housing restrictions if tenants are not honest. Documentation of the NIM is included in Attachment D. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of the Collier County Codes of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this staff report on September 29, 2023. RECOMMENDATION: There is a companion Growth Management Plan Amendment (GMPA) petition, PL20230012398. The PUDA may only be found consistent with the GMP if the GMPA is approved and becomes effective. Staff recommends that the Collier County Planning Commission (CCPC) forward this Petition PUDA-PL20230012392 to the Board of County Commissioners (BCC) with a recommendation of approval. Attachments: A)Draft Ordinance B)Resolution Number 95-460, Parking Reservation C)Application/Backup Materials D)NIM Documents 9.A.2.a Packet Pg. 570 Attachment: Golden Gate Golf Course RT Tract PUDA - Staff Report 92923 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) [23-CPS-02372/1818295/1]51 1 of 2 Golden Gate Golf-RT PUDA 9-27-23 ORDINANCE NO. 2023-____ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2022-13, THE GOLDEN GATE GOLF COURSE MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD), BY LIMITING THE USES ON THE 6.16± ACRE RESIDENTIAL TOURIST (RT) TRACT TO ALLOW HOTEL/MOTEL OR TIMESHARE OR MULTI-FAMILY OR COMMERCIAL USES; TO CHANGE THE ALLOWED MULTI-FAMILY USE ON THE RESIDENTIAL TOURIST (RT) TRACT TO A MAXIMUM OF 215 RENTAL UNITS; TO REDUCE THE MINIMUM FLOOR AREA PER MULTI-FAMILY RENTAL DWELLING UNIT TO 250 SQUARE FEET ON THE RT TRACT SUBJECT TO THE OCCUPANCY STANDARDS IN ORDINANCE NO. 2004-58, AS AMENDED; TO PROVIDE 22.8 % [49 UNITS] OF THE MULTI-FAMILY RENTAL UNITS ON THE RT TRACT WILL BE RENTED TO HOUSEHOLDS WHOSE INCOME QUALIFIES FOR AFFORDABLE HOUSING WITH 24 UNITS AT 80% OR LESS THE AREA MEDIAN INCOME FOR COLLIER COUNTY AND 25 UNITS AT 100% OR LESS THE AREA MEDIAN INCOME FOR COLLIER COUNTY, ALL SUBJECT TO CORRESPONDING RENT LIMITS; AND THE REMAINING 77.2% [166 UNITS] WILL BE RENTED-RESTRICTED AT A RENT PERMITTED FOR HOUSEHOLDS WHOSE INCOME IS UP TO 120% OF AREA MEDIAN INCOME FOR COLLIER COUNTY. THE PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND COLLIER BOULEVARD IN SECTION 27, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 171.6± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. (PL202300012392) WHEREAS, On April 6, 2022, the Board of County Commissioners approved Ordinance No. 2022-13, which created the Golden Gate Golf Course Mixed-Use Planned Unit Development (“MPUD”); and WHEREAS, D. Wayne Arnold, AICP, of Q. Grady Minor & Associates, P.A. and Richard D. Yovanovich, Esq., representing STYX Holdings Development, LLC, petitioned the Board of County Commissioners to amend the PUD. NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: 9.A.2.b Packet Pg. 571 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) [23-CPS-02372/1818295/1]51 2 of 2 Golden Gate Golf-RT PUDA 9-27-23 SECTION ONE: Exhibits “A” through “F”, attached to Ordinance No. 2022-13 are hereby amended and replaced with Exhibits “A” through “F”, attached hereto and incorporated by reference herein. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. 2023 -____ becomes effective. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this ______day of _________________, 2023. ATTEST BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By:_________________________ By:________________________________ Deputy Clerk Rick LoCastro, Chairman Approved as to form and legality: __________________________________ Heidi Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit A – Permitted Uses Exhibit B – Development Standards Exhibit C – Master Plan Exhibit D – Legal Description Exhibit E – Requested Deviations from LDC Exhibit F – Developer Commitments 9.A.2.b Packet Pg. 572 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 1 of 20 EXHIBIT A LIST OF PERMITTED USES Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMD), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the first Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply. MAXIMUM INTENSITY/DENSITY: This MPUD shall be limited to the following: Residential Tract: 400 residential dwelling units Commercial Tract: 30,000 SF Public Use Tract: 75,000 SF government facilities and 120 group housing units* Community Facility Tract: 120 group housing units* Golf Course Tract: Subject to limitations in E and F below Residential Tourist Tract: One of the following scenarios may be developed in the RT Tract: a. A maximum of 158 hotel/motel units and up to b. A maximum of 98 time sharetimeshare or 215 multi-family rental dwelling units and c. A maximum of 60,000 SFsquare feet of C-3 commercial uses *A maximum of 75,000 SF government facilities and 120 group housing units shall be permitted for the overall PUD. The uses are subject to a trip cap identified in Exhibit F of this MPUD. Residential development, within the Residential Tract, is subject to an Affordable Housing Agreement between the Developer and Collier County. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. RESIDENTIAL TRACT – PRINCIPAL USES: 1. Multi-Family residential dwelling units 2. Leasing offices B. RESIDENTIAL TRACT – ACCESSORY USES: 1. Customary accessory uses and structures, such as but not limited to, a clubhouse, pavilions, community gardens and courtyards for residents and their guests. 2. Water management facilities. 3. Indoor and outdoor recreational facilities and uses for residents and their guests, such as but not limited to greenways, swimming pools, playgrounds, and tennis courts. 4. Community center, for residents and their guests 5. Retail services that serve as an integral part of the multi-family development and for residents only, such as a coffee shop, yoga studio or market. 6. Greenways 9.A.2.b Packet Pg. 573 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 2 of 20 C. PUBLIC USE TRACT – PRINCIPAL USES: 1. Administration of Public Health, Veteran’s Affairs, Environmental Quality, Land and Wildlife Conservation, Housing, Urban Planning and Community Development (9431 – 9451, 9511 – 9532, 9611 – 9651) 2. Administrative Service Facilities, General Government Services (9199) 3. Essential services, as defined by the LDC 4. Library 5. Museum 6. Park, Open Space and Recreational Uses, including golf courses and greenways 7. Park and Recreational Service Facilities 8. Property Appraiser Office (9311) 9. Safety Service Facilities 10. Group housing, compliance with 5.05.04 of the LDC, subject to FAR of .60 (see Exhibit E, Deviation #4). D. PUBLIC USE TRACT – ACCESSORY USES: 1. Accessory uses and structures that are incidental to the principal uses permitted in the Public Use Tract. 2. Greenways 3. Water management facilities E. GOLF COURSE TRACT – PRINCIPAL USES: 1. Golf Course 2. Hiking trails, walkways, multi-use paths and observation decks 3. Passive recreational uses F. GOLF COURSE TRACT – ACCESSORY USES: 1. Uses and structures that are incidental to uses listed in the Golf Course Tract. 2. Recreational facilities that serve as an integral part of the golf course, including but not limited to clubhouse, community center, driving range, shuffleboard courts, swimming pool, tennis facilities, snack shops and restrooms. 3. Pro shops with equipment sales, no greater than 1,000 square feet, associated with a golf course. 4. Water management, as allowed by the LDC. 5. Restaurants and driving range, associated with a golf course, 350 seats limited to the restaurant and bar area and provided that the hours of operation are no later than 12:00 a.m. Amplified indoor sound shall be permitted during business hours. The facility is subject to the Collier County Noise Ordinance. 6. Maintenance facilities and buildings. 7. Greenways 9.A.2.b Packet Pg. 574 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 3 of 20 G. COMMERCIAL TRACTS – PRINCIPAL AND ACCESSORY USES: Parcel A: All permitted principal and accessory uses listed within the C-3 ‘Commercial Intermediate Zoning District’. Parcel B: All permitted principal and accessory uses listed within the C-4 ‘Commercial General Zoning District’. H. COMMUNITY FACILITY USE TRACT – PRINCIPAL USES 1. Group Housing, compliance with 5.05.04 of the LDC, subject to FAR of .60 (see Exhibit E, Deviation #4), including nursing and personal care facilities (8051 – 8059) 2. Non-residential uses including: a. Essential services b. Parks, open space and recreational uses c. Childcare centers d. Community facility uses such as schools, libraries, safety service facilities, and community centers. e. Communication and utility facilities 3. Any other principal use, which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (“BZA”) or the Hearing Examiner by the process outlined in the LDC. I. COMMUNITY FACILITY USE TRACT – ACCESSORY USES: 1. Accessory uses and structures that are incidental to the principal uses permitted in the Community Facility Use District. 2. Medical doctor offices, rehabilitation facilities 3. Indoor and outdoor recreational facilities 4. Cafeterias and restaurants for use of residents and guests only. 5. Greenways 6. Water management, as allowed by the LDC. J. RESIDENTIAL TOURIST TRACT – PRINCIPAL USES 1. Multi-family rental dwelling units 2. Hotels, motels 3. Time share facilities 4. C-3, Commercial Intermediate Zoning District permitted uses 5. Any other principal use, which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (“BZA”) or the Hearing Examiner by the process outlined in the LDC. K. RESIDENTIAL TOURIST TRACT – ACCESSORY USES: 1. Accessory uses and structures that are incidental to the principal uses permitted in the Residential Tourist and C-3 ‘Commercial Intermediate’ Zoning Districts. 9.A.2.b Packet Pg. 575 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 4 of 20 2. Shops, personal service establishments, eating or drinking establishments, dancing and staged entertainment facilities, meeting rooms and auditoriums, where such uses are an integral part of an apartment hotel, hotel or motel. 3. Leasing office 9.A.2.b Packet Pg. 576 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 5 of 20 EXHIBIT B LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standards tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I PUBLIC USE TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 square feet N/A MINIMUM LOT WIDTH 100 feet N/A MINIMUM YARDS (EXTERNAL) From Golden Gate Parkway *1 0 feet 0 feet From Abutting Residential Properties 100 feet 50 feet average, however no less than 35 feet at any one location From Greenways 0 feet 0 feet MINIMUM YARDS (INTERNAL) Internal Drives (Measured from back of curb) 10 feet 10 feet Lakes (measured from the Lake Maintenance Easement) 5 feet 5 feet MINIMUM DISTANCE BETWEEN STRUCTURES 10 feet 10 feet MAXIMUM HEIGHT Zoned 45 feet 35 feet Actual 55 feet 45 feet MINIMUM FLOOR AREA (FIRST FLOOR) 1,000 square feet N/A *1 All projects providing a front yard setback greater than zero feet must accommodate pedestrians, bicyclists, or be designed with a combination of planting, seating and hardscaped areas. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. 9.A.2.b Packet Pg. 577 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 6 of 20 TABLE II RESIDENTIAL TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA N/A N/A MINIMUM LOT WIDTH N/A N/A MINIMUM LOT DEPTH N/A N/A MINIMUM SETBACKS From Collier Boulevard 25 feet 15 feet From Abutting Residential (Western Tract Boundary) *1 80 feet 50 feet average, however no less than 35 feet at any one location From Southern PUD Boundary 25 feet 10 feet From Greenway 0 feet 0 feet From Internal Drives (Measured from the back of curb) 15 feet 15 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 0 feet MINIMUM DISTANCE BETWEEN STRUCTURES 20 feet 10 feet MAXIMUM HEIGHT Multi-Family: Zoned Actual 45 feet 55 feet 35 feet 45 feet Multi-Family for Seniors: Zoned Actual 85 feet 95 feet 35 feet 45 feet MINIMUM FLOOR AREA (PER UNIT) 600 square feet N/A Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. 9.A.2.b Packet Pg. 578 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 7 of 20 TABLE III GOLF COURSE TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA N/A N/A MINIMUM LOT WIDTH N/A N/A MINIMUM LOT DEPTH N/A N/A MINIMUM SETBACKS *2 From Collier Boulevard 0 feet 50 feet From Western PUD Boundary 0 feet 50 feet average, however no less than 35 feet at any one location From Southern Golf Course Tract Boundary 0 feet 50 feet From Northern Golf Course Tract Boundary 0 feet 50 feet From Greenway 0 feet 0 feet From Internal Drives (Measured from the back of curb) 0 feet 0 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 5 feet MINIMUM DISTANCE BETWEEN STRUCTURES MAXIMUM HEIGHT *1 Zoned 35 feet 35 feet Actual 45 feet 45 feet MINIMUM FLOOR AREA N/A N/A *1 Netting and supporting infrastructure for golf driving range are exempt from maximum height limitations listed above but will not exceed 200 feet. Non-parking lot lighting for the driving range will be limited to 60’ in height. *2 Clubhouse, maintenance building, driving range, restaurants and pro shop uses shall be a minimum of 50 feet from external residential uses. Pitch and chip practice area and putting greens are not subject to the 50 foot setback. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. 9.A.2.b Packet Pg. 579 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 8 of 20 TABLE IV COMMERCIAL TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA N/A N/A MINIMUM LOT WIDTH N/A N/A MINIMUM LOT DEPTH N/A N/A MINIMUM SETBACKS From Collier Boulevard *1 25 feet 20 feet From Golden Gate Parkway *1, 2 20 feet 20 feet From Western Tract Boundary 15 feet 15 feet From Northern Golf Course Tract Boundary 0 feet 0 feet From Internal Drives (Measured from the back of curb) 10 feet 0 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 0 feet MINIMUM DISTANCE BETWEEN STRUCTURES MAXIMUM HEIGHT Zoned 35 feet 35 feet Actual 45 feet 35 feet MINIMUM FLOOR AREA 1,000 SF 1,000 SF *1 All projects providing a front yard setback greater than zero feet must accommodate pedestrians, bicyclists, or be designed with a combination of planting, seating and hardscaped areas. *2 Parcel B – Zero foot front yard setback Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. 9.A.2.b Packet Pg. 580 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 9 of 20 TABLE V COMMUNITY FACILITY TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA N/A N/A MINIMUM LOT WIDTH N/A N/A MINIMUM LOT DEPTH N/A N/A MINIMUM SETBACKS From Collier Boulevard 25 feet 20 feet From Western PUD Boundary *1 100 feet 50 feet From Northern Golf Course Tract Boundary 0 feet 0 feet From Greenway 0 feet 0 feet From Internal Drives (Measured from the back of curb) 10 feet 0 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 0 feet MINIMUM DISTANCE BETWEEN STRUCTURES MAXIMUM HEIGHT Zoned 35 feet 35 feet Actual 45 feet 35 feet MINIMUM FLOOR AREA 1,000 SF 1,000 SF *1 Non-Golf Course Uses permitted within the Greenway in accordance with LDC Section 5.05.15 H.2 shall have an average 50 foot setback from abutting residential zoned property and no less than 35 feet at anyone location. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. 9.A.2.b Packet Pg. 581 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 10 of 20 TABLE VI RESIDENTIAL TOURIST TRACT DEVELOPMENT STANDARDS HOTEL/MOTEL/TIMESHARE/ MULTI-FAMILY USES *3 COMMERCIAL USES *3 PRINCIPAL ACCESSORY PRINCIPAL ACCESSORY MINIMUM LOT AREA 1 Acre N/A 10,000 SF N/A MINIMUM LOT WIDTH 150 feet N/A 75 feet N/A MINIMUM LOT DEPTH N/A N/A N/A N/A MINIMUM SETBACKS From Golden Gate Parkway *1 20 feet 10 feet 25 feet 25 feet From Internal PUD Boundary 0 feet 0 feet 0 feet 0 feet From Southern Golf Course Tract Boundary *2 0 feet 0 feet 0 feet 0 feet From RT Zoned Property 15 feet 0 feet 15 feet 15 feet From Internal Drives (Measured from the back of curb) 10 feet 0 feet 10 feet 10 feet MINIMUM DISTANCE BETWEEN STRUCTURES N/A N/A 10 feet 10 feet MAXIMUM HEIGHT Zoned*4 100 feet or 10 stories N/A 50 feet 50 feet MINIMUM FLOOR AREA *5 1,000250 SF N/A 700 SF N/A *1 All projects providing a front yard setback greater than zero feet must accommodate pedestrians, bicyclists, or be designed with a combination of planting, seating and hardscaped areas. *2 Golf course tract boundary is not considered a front yard. *3 If redevelopment occurs on the Residential Tourist Tract, with uses permitted within the C-3 zoning district, then the C-3 development standards will be applicable. *4 If developed with more than 98 rental dwelling units the height shall be reduced to a zoned height of 60 feet and an actual height of 75 feet. *5 Pursuant to Section 6 Paragraph 13 of Ordinance No. 2004-58 as amended and as codified in _________ of the Code of Laws and Ordinances , the minimum unit size for a Multi-family dwelling unit is 250 square feet New hotel/motel/timeshare units shall comply with the minimum size requirements in county ordinances. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. 9.A.2.b Packet Pg. 582 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) C.R. 951 (COLLIER BOULEVARD)GOLDEN GATE PARKWAY"COMMERCIAL"TRACT (PARCEL A)29'20' TYPE 'D' LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFERPOTENTIALPEDESTRIAN ACCESS81'61'PEDESTRIANACCESS100' BUILDINGSETBACK /GREENWAYGREENWAY100'100'PEDESTRIANACCESSPEDESTRIANACCESSPEDESTRIANACCESS"GOLF COURSE" TRACT"RESIDENTIAL" TRACTVEHICULARACCESSVEHICULARACCESSVEHICULARACCESSVEHICULARACCESSPUD BOUNDARYTRACTLINEPUD BOUNDARYVEHICULARACCESSTRACTLINE"COMMUNITYFACILITY"TRACT"PUBLIC USE"TRACT"GOLF COURSE"TRACT"GOLF COURSE"TRACTTRACTLINEVEHICULARACCESSGREENWAY10' TYPE 'A'LANDSCAPE BUFFERGENERAL LOCATIONOF DRIVING RANGE"COMMERCIAL"TRACT(PARCEL B)"RESIDENTIALTOURIST"TRACTVEHICULAR ACCESS15' TYPE 'B'LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFERGENERAL SITE NOTES1. INTERNAL THOROUGHFARES, INTERNAL PEDESTRIAN ACCESS WAYS, &INTERCONNECTING ROADWAYS WILL BE DETERMINED AT TIME OF DEVELOPMENT ORDER.2. WATER MANAGEMENT AREAS ARE CONCEPTUAL AND WILL BE FINALIZED AT TIME OFDEVELOPMENT ORDER.0 300 600SCALE IN FEETEXCLUDED FROM PUDGREENWAY - 16.45± ACRESLEGENDROW RESERVATIONWATER MANAGEMENTGradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380DEVIATION#111111122222243GOVERNMENT PUBLIC SERVICES ANDRESIDENTIAL TOURIST SUBDISTRICT30' EASEMENT FORACCESS ROAD(O.R. BOOK 4100, PAGE 3543)41ST ST SW29TH PL SW 44TH ST SW44TH ST SWZONED: RSF-3ZONED: RSF-3ZONED: RSF-3 ZONED: RSF-3ZONED: RT43RD ST SW42ND ST SW25TH AVE SW 27TH CT SW459.A.2.bPacket Pg. 583 GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380NOTES1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS.DEVIATIONS FROM LDC (SEE EXHIBIT E)1. SECTION 4.07.02 B.2, “DESIGN REQUIREMENTS”2. SECTION 4.06.02 A, “BUFFER REQUIREMENTS"3. SECTION 4.05.04.G, “PARKING SPACE REQUIREMENTS”4. SECTION 5.05.04 D.1., "GROUP HOUSING"5.SECTION 4.05.04, TABLE 17, “PARKING SPACE REQUIREMENTS”SITE SUMMARYTOTAL SITE AREA: 171.6± ACRECOMMERCIAL2.2± AC (1%)RESIDENTIAL TOURIST 6.1± AC (3%)RESIDENTIAL25.5± AC (15%)*COMMUNITY FACILITY 8.3± AC (5%)*PUBLIC USE13.5± AC (8%)*GOLF COURSE112.0 ± AC (65%)*ROW RESERVATION 4.0± AC (3%)*INCLUDES GREENWAYS (TOTAL GREENWAY PROVIDED = 16.45± ACRES)RESIDENTIAL 3.79 ± ACCOMMUNITY FACILITY 4.30± ACPUBLIC USE1.67± ACGOLF COURSE 6.69± ACCOMMERCIAL:MAXIMUM 30,000 S.F.RESIDENTIAL TRACT: MAXIMUM 400 DWELLING UNITSPUBLIC USE:MAXIMUM 75,000 S.F. GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS*COMMUNITY FACILITY: 120 GROUP HOUSING UNITS*RESIDENTIAL TOURIST: ONE OF THE FOLLOWING SCENARIOS MAY BE DEVELOPED IN THE RT TRACT:A. A MAXIMUM OF 158 HOTEL/MOTEL UNITS AND UP TOB. A MAXIMUM OF 98 TIMESHARE OR 215 MULTI-FAMILY RENTAL DWELLING UNITS ANDC. A MAXIMUM OF 60,000 SQUARE. FEET. OF C-3 COMMERCIAL USES.*A MAXIMUM OF 75,000 S.F. GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS SHALL BE PERMITTED FOR THE OVERALL PUD.OPEN SPACE:REQUIRED:30%PROVIDED: 30%TREE PRESERVATION:REQUIRED: 571 TREES (2,285 EXISTING TREES X 25% = 571)PROVIDED: 571 TREES (358 CANOPY TREES WITHIN GREENWAY (715,562 S.F. / 2,000 S.F. X 1 ))9.A.2.bPacket Pg. 584 Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 13 of 20 EXHIBIT D LEGAL DESCRIPTION BEING A PORTION OF BLOCK 1, AND ALL OF TRACT "A", AND TRACT "B", GOLDEN GATE UNIT 1, PLAT BOOK 5, PAGES 60 THROUGH 64, ALL OF TRACT "A" GOLDEN GATE UNIT 8 PART 1, PLAT BOOK 5, PAGES 147 THROUGH 151, AND A PORTION OF TRACT "A", GOLDEN GATE UNIT 8 PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112, ALL OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHEAST CORNER OF TRACT "A", GOLDEN GATE UNIT 1, PLAT BOOK 5, PAGES 60 THROUGH 64, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, THE SAME BEING A POINT ON THE WEST RIGHT-OF-WAY OF COLLIER BOULEVARD; THENCE ALONG SAID RIGHT-OF-WAY, SOUTH 00°28'56" EAST, A DISTANCE OF 5,145.44 FEET TO THE SOUTHEAST CORNER OF TRACT "A", GOLDEN GATE UNIT 8 PART 1, PLAT BOOK 5, PAGES 147 THROUGH 151, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE BOUNDARY OF SAID TRACT "A" FOR THE FOLLOWING SIX (6) COURSES AND DISTANCES, 1) SOUTH 87°55'11" WEST, A DISTANCE OF 335.06 FEET; 2) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 258.71 FEET TO A POINT ON A CURVE TO THE LEFT; 3) THENCE NORTHWESTERLY 79.93 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 50.00 FEET, A CENTRAL ANGLE OF 91°35'35", (CHORD BEARING NORTH 46°16'54" WEST, A DISTANCE OF 71.69 FEET); 4) THENCE SOUTH 87°55'09" WEST, A DISTANCE OF 233.53 FEET; 5) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 1,294.31 FEET TO A POINT ON A CURVE TO THE LEFT; 6) THENCE NORTHWESTERLY 335.72 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 91°35'44", (CHORD BEARING NORTH 46°17'01" WEST, A DISTANCE OF 301.09 FEET) TO A POINT ON THE BOUNDARY OF TRACT "A", GOLDEN GATE UNIT 8 PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112 OF SAID PUBLIC RECORDS; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING SEVENTEEN (17) COURSES AND DISTANCES, 1) SOUTH 87°55'09" WEST, A DISTANCE OF 1,404.72 FEET TO A POINT ON A NON TANGENTIAL CURVE TO THE LEFT; THENCE NORTHERLY 282.64 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 712.77 FEET, A CENTRAL ANGLE OF 22°43'13", (CHORD BEARING NORTH 12°07'31" WEST, A DISTANCE OF 280.79 FEET); 2) THENCE NORTH 23°29'07" WEST, A DISTANCE OF 994.26 FEET; 3) THENCE NORTH 66°30'53" EAST, A DISTANCE OF 600.00 FEET; 4) THENCE SOUTH 23°29'07" EAST, A DISTANCE OF 543.32 FEET TO A POINT ON A CURVE TO THE LEFT; 5) THENCE SOUTHEASTERLY 556.70 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 465.00 FEET, A CENTRAL ANGLE OF 68°35'44", (CHORD BEARING SOUTH 57°47'00" EAST, A DISTANCE OF 524.05 FEET); 6) THENCE NORTH 87°55'09" EAST, A DISTANCE OF 655.68 FEET TO A POINT ON A CURVE TO THE LEFT; 7) THENCE NORTHEASTERLY 324.02 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 88°24'14", (CHORD BEARING NORTH 43°43'02" EAST, A DISTANCE OF 292.82 FEET); 8) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 661.52 FEET TO A POINT ON A CURVE TO THE LEFT; 9) THENCE NORTHWESTERLY 219.91 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 60°00'00", (CHORD BEARING NORTH 30°29'07" WEST, A DISTANCE OF 210.00 FEET); 10) THENCE NORTH 60°29'07" WEST, A DISTANCE OF 715.08 FEET TO A POINT ON A CURVE TO THE LEFT; 11) THENCE WESTERLY 194.26 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 53°00'00", (CHORD BEARING NORTH 86°59'05" WEST, A DISTANCE OF 187.41 FEET); 12) THENCE SOUTH 66°30'53" WEST, A DISTANCE OF 600.52 FEET TO A POINT ON A CURVE TO THE LEFT; 13) THENCE SOUTHERLY 329.86 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00'00", (CHORD BEARING SOUTH 21°30'51" WEST, A DISTANCE OF 296.98 FEET); 14) THENCE SOUTH 23°29'07" EAST, A DISTANCE OF 100.00 FEET; 15) THENCE SOUTH 66°30'53" WEST, A DISTANCE OF 600.00 FEET; 16) THENCE NORTH 23°29'07" WEST, A DISTANCE OF 25.00 FEET TO A POINT ON A CURVE TO THE RIGHT; 17) THENCE NORTHERLY 487.72 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 1,215.00 FEET, A CENTRAL ANGLE OF 23°00'00", (CHORD BEARING NORTH 11°59'06" WEST, A DISTANCE OF 484.45 FEET); THENCE ALONG SAID BOUNDARY AND THE PROLONGATION THEREOF, NORTH 00°29'07" WEST, A DISTANCE OF 1,665.00 FEET TO THE 9.A.2.b Packet Pg. 585 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 14 of 20 NORTHWEST CORNER OF TRACT "B", GOLDEN GATE UNIT 1, PLAT BOOK 5, PAGES 60 THROUGH 64, OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY OF SAID TRACT "B" FOR THE FOLLOWING FOUR (4) COURSES AND DISTANCES, 1) NORTH 89°30'53" EAST, A DISTANCE OF 605.00 FEET; 2) THENCE SOUTH 00°29'07" EAST, A DISTANCE OF 475.00 FEET TO A POINT ON A CURVE TO THE LEFT; 3) THENCE SOUTHEASTERLY 329.87 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00'00", (CHORD BEARING SOUTH 45°29'07" EAST, A DISTANCE OF 296.98 FEET) TO A POINT ON THE BOUNDARY OF TRACT "A" OF THE AFOREMENTIONED GOLDEN GATE UNIT 8 PART 2; THENCE ALONG SAID BOUNDARY, NORTH 89°30'53" EAST, A DISTANCE OF 510.00 FEET TO A POINT ON THE BOUNDARY OF TRACT "A" OF THE AFOREMENTIONED GOLDEN GATE UNIT 1, THE SAME BEING A POINT ON A CURVE TO THE LEFT; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING THREE (3) COURSES AND DISTANCES, 1) NORTHEASTERLY 329.87 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00'00", (CHORD BEARING NORTH 44°30'53" EAST, A DISTANCE OF 296.98 FEET); 2) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 475.00 FEET; THENCE NORTH 89°30'53" EAST, A DISTANCE OF 893.76 FEET TO THE NORTHWEST CORNER OF GOLF CREST OF NAPLES, A CONDOMINIUM, OFFICIAL RECORDS BOOK 779, PAGE 358 OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY OF SAID GOLF CREST OF NAPLES FOR THE FOLLOWING SEVEN (7) COURSES AND DISTANCES, 1) SOUTH 33°25'57" EAST, A DISTANCE OF 101.54 FEET; 2) THENCE SOUTH 07°30'43" WEST, A DISTANCE OF 242.09 FEET; 3) THENCE SOUTH 67°56'47" EAST, A DISTANCE OF 49.29 FEET; 4) THENCE NORTH 89°30'13" EAST, A DISTANCE OF 138.41 FEET; 5) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 190.41 FEET; 6) THENCE NORTH 12°46'13" EAST, A DISTANCE OF 60.02 FEET; 7) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 94.98 FEET TO A POINT ON THE NORTH LINE OF THE AFOREMENTIONED TRACT "A" OF SAID GOLDEN GATE UNIT 1; THENCE ALONG SAID NORTH LINE FOR THE REMAINING TWO (2) COURSES AND DISTANCES, 1) NORTH 89°30'53" EAST, A DISTANCE OF 89.50 FEET; 2) THENCE SOUTH 75°29'07" EAST, A DISTANCE OF 80.23 FEET TO THE POINT OF BEGINNING. LESS AND EXCEPT PARCEL BEING THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4098, PAGE 3967 AND PAGE 1131, PAGE 1230 ALSO BEING A PORTION OF TRACT "A", GOLDEN GATE UNIT 8 PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112, ALL OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF TRACT "A", GOLDEN GATE UNIT 8, PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID TRACT "A", SOUTH 00°29'07" EAST, A DISTANCE OF 649.27 FEET; THENCE NORTH 89°30'53" EAST, DEPARTING SAID WEST LINE A DISTANCE OF 336.31 FEET TO A POINT ON THE BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 1131, PAGE 1230, OF SAID PUBLIC RECORDS AND THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED; THENCE ALONG THE BOUNDARY OF SAID LANDS FOR THE FOLLOWING TWO (2) COURSES AND DISTANCES, 1) NORTH 03°16'23" EAST, A DISTANCE OF 183.92 FEET; 2) THENCE NORTH 10°35'02" EAST, A DISTANCE OF 113.36 FEET TO A POINT ON THE BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4098, PAGE 3967 OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY OF SAID LANDS FOR THE FOLLOWING FIVE (5) COURSES AND DISTANCES, 1) NORTH 00°44'11" WEST, A DISTANCE OF 16.91 FEET; 2) THENCE NORTH 12°22'36" EAST, A DISTANCE OF 31.94 FEET TO A POINT ON A CURVE TO THE LEFT; 3) THENCE NORTHERLY 78.51 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 577.88 FEET, A CENTRAL ANGLE OF 07°47'03", (CHORD BEARING NORTH 08°29'05" EAST, A DISTANCE OF 78.45 FEET); 4) THENCE NORTH 89°15'56" EAST, A DISTANCE OF 89.59 FEET; 5) THENCE SOUTH 00°44'11" EAST, A DISTANCE OF 116.40 FEET TO AN INTERSECTION WITH THE NORTH LINE OF THE AFOREMENTIONED LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 1131, PAGE 1230 OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY SAID LANDS FOR ALL OF THE REMAINING COURSES AND DISTANCES, NORTH 89°15'49" EAST, A DISTANCE OF 86.04 FEET; THENCE SOUTH 47°36'49" EAST, A DISTANCE OF 196.55 FEET; THENCE SOUTH 9.A.2.b Packet Pg. 586 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 15 of 20 23°14'36" WEST, A DISTANCE OF 104.18 FEET; THENCE SOUTH 00°38'10" EAST, A DISTANCE OF 75.04 FEET; THENCE SOUTH 89°25'14" WEST, A DISTANCE OF 331.54 FEET TO THE POINT OF BEGINNING. RESULTING PARCEL CONTAINING 171.81 ACRES, MORE OR LESS. 9.A.2.b Packet Pg. 587 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 16 of 20 EXHIBIT E LIST OF DEVIATIONS Deviation #1: Relief from LDC Section 4.07.02 B.2 PUD “Design Requirements,” which requires PUDs to provide landscape buffers along the perimeter of PUD boundaries, to instead require no hedge or wall within the landscape buffers where the greenway is located. Deviation #2: Relief from LDC Section 4.06.02 A “Landscape Buffers,” which requires landscape buffers between separate land uses, to instead allow no landscape buffers between separate land uses internal to the PUD. Deviation #3: Relief from LDC Section 4.05.04 G “Parking Space Requirements,” to allow a reduction in requirement of off-street parking spaces for consistency with the Golden Gate Parkway Overlay District and to meet actual parking demands. This includes: a.No additional off-street parking required for outdoor dining/seating areas for restaurants. b.If the subject property is within 330’ of an improved public transit facility, such as a bus shelter, bus transfer facility, or park and ride site, the required number of off- street parking spaces shall be reduced by 10 percent. c.The affordable housing development shall have the option to reduce the number of off-street parking spaces by 10 percent. d.Parking for hotel uses may be shared with adjacent commercial properties under separate ownership, consistent with the previously approved parking agreement recorded in OR Book 2090, Page 1194. The parking agreement shall remain valid even if the RT parcel is redeveloped. Deviation #4: Relief from LDC Section 5.05.04 D.1., “Group Housing”, which requires the maximum floor area ratio (FAR) shall not exceed 0.45 to instead allow an FAR of 0.60 for Group Housing uses within the PUD. Deviation #5: FOR RT TRACT ONLY: Relief from LDC Section 4.05.04, Table 17, Parking Space requirements for multi-family dwellings, which requires: All units shall have 1 parking space per unit plus visitor parking computed at 0.5 per efficiency unit, 0.75 per 1-bedroom unit, and 1 per 2-bedroom or larger unit. Office/administrative buildings shall have parking provided at 50 percent of normal requirements. Where small-scale recreation facilities are accessory to a single-family or multifamily project and intended only for the residents of that project, exclusive of golf courses/clubhouses, the recreation facilities may be computed at 50 percent of normal requirements where the majority of the dwelling units are not within 300 feet of the recreation facilities and at 25 percent of normal requirements where the majority of the dwelling units are within 300 feet of the recreation facilities. To instead allow parking to be provided at a ratio of 1 parking space per unit, with no requirement to provide additional parking for the leasing office or for recreation facilities. 9.A.2.b Packet Pg. 588 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 17 of 20 EXHIBIT F LIST OF DEVELOPMENT COMMITMENTS The purposed of this Section is to set forth the development commitments for the development of this project. 1. GENERAL A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Collier County. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of their/its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. B. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.” (Section 125.022, FS) C. All other applicable state or federal permits must be obtained before commencement of the development. D. Lights shall be shielded to avoid light spillage into other properties. E. At the time of Plat or Site Development Plan (SDP) the applicant shall provide errant golf ball netting or other engineering solution for development in the Golf Course Tract limited to the Golf Course and Driving Range. This shall include signed and sealed engineering drawings including but not limited to proposed location layout plans, errant golf ball devise design, and details to insure no golf balls exit the Golf Course Tract. 2. TRANSPORTATION A. The maximum total daily trip generation for the PUD (excluding RT Tract) shall not exceed 687 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. 9.A.2.b Packet Pg. 589 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 18 of 20 B. The maximum total daily trip generation for the RT Tract shall not exceed 234 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. C. To promote walkability, pedestrian connectivity shall be provided between land uses and Collier Boulevard and Golden Gate Parkway. Pedestrian access from the Greenway Tract shall be provided to the “Residential”, Public Use”, and “Community Facility” project development tracts. D. 4± acres along the eastern MPUD boundary shall be reserved for future Collier Boulevard right-of-way improvements. E. Existing access points for the Commercial and RT Tracts on Golden Gate Parkway shall remain until each site is redeveloped. 3. ENVIRONMENTAL A. TREE PRESERVATION A total of 2,285 trees were found to meet Collier County’s tree count criteria, in accordance with LDC Section 3.05.07; therefore, requiring a minimum tree preservation of 571 trees (2,285 existing trees x 25% = 571). Per LDC Section 3.05.07 A.2, trees which die shall be replaced with 10-foot high native canopy trees on a one for one basis. Total tree count for the MPUD = 571 trees Per LDC Section 5.05.15 G.2.e, existing trees shall be preserved and retained within the greenways, or within the golf course, at a minimum ratio of 1 canopy tree per every 2,000 square feet of greenway provided. The total Greenway area provided is 16.45±-acres (716,562 SF); therefore, requiring a total of 358 canopy trees to be retained and/or provided within the greenways (716,562 SF /2,000 SF = 358). The vegetation will be provided concurrent with development of each tract abutting the greenway. B. Best management practices shall be utilized for any use that may store hazardous materials. C. Prior to site clearing activities for each tract, the development footprint will be surveyed for potential listed plant and animal species. If listed species are determined to be present a management plan shall be provided in accordance with agency guidelines. 4. AFFORDABLE HOUSING A. The developer of the Residential Tract has agreed to construct up to 400 rental dwelling units for residents in income and rental ranges as approved by the Collier County Board of County Commissioners in the accompanying Developer Agreement. B. If the Residential Tourist Tract is developed with more than 98 multi-family rental dwelling units, the following shall apply: 9.A.2.b Packet Pg. 590 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 19 of 20 1. An income restriction will be placed on 22.8% of the total RT tract dwelling units as follows: (1) Twenty-four (24) units will be rented to households whose incomes are at 80% or lower of the Area Median Income (AMI) for Collier County and (2) Twenty-five (25) units will be rented to households whose incomes are 100% or lower of the (AMI) for Collier County; all forty-nine (49) units are subject to the corresponding rent limits. These income restrictions will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Rent limits maybe adjusted annually based on the rent limit table published by the Florida Housing Finance Corporation or the U.S. Department of Housing and Urban Development. 2. There will be no income restrictions on the remaining units on the RT tract. However, the remaining units will be rent restricted at a rent equal to or less than rents permitted for households whose incomes are up to and including 120% of the (AMI) for Collier County. These rent restrictions will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Rent limits maybe adjusted annually based on the rent limit table published by the Florida Housing Finance Corporation or the U.S. Department of Housing and Urban Development. 3. As part of the annual PUD monitoring report, the developer will include an annual report that provides the progress and monitoring of occupancy of the income restricted units. For rent restricted units, rent rolls and rental data will be provided in a format approved by Collier County Community and Human Services Division. Developer agrees to annual on-site monitoring by the County. 5. UTILITIES A. The Owner shall convey a County Utility Easement (CUE) and declaration of restrictions of CUE to the Collier County Water-Sewer District for infrastructure through the property. The CUE and declaration of restrictions of CUE shall be 30 feet in width and shall extend from a point on Collier Boulevard (CR 951) to the northwest corner of the PUD. The CUE and declaration of restrictions of CUE shall be shown on any final subdivision plat and shall be conveyed in accordance with the Collier County Utilities Standards and Procedures Ordinance, free and clear of all liens and encumbrances, within six months of the effective date of this PUD Ordinance. The declaration of restrictions of CUE will be binding on future owners. 6. LANDSCAPING A. Landscape buffers adjacent to Golden Gate Parkway shall only be required for the Commercial and RT Tracts upon redevelopment of each parcel. 7. GREENWAY A. The passive recreation uses within the Greenway shall be identified at the time of plat or site development plan approval for each conversion project. Such uses may include, open space, nature trails, a park, playground, exercise equipment, and multi-use paths or other passive recreational uses that were vetted at the Stakeholder Outreach Meetings or approved by the Board of County Commissioners. 9.A.2.b Packet Pg. 591 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Words underlined are added; words struck-through are deleted. Golden Gate Golf Course MPUD - RT Tract PL20230012932 (September 21, 2023) Page 20 of 20 B. The lighting and building or structure setbacks within the Greenway are subject to LDC section 5.05.15 H. Design Standards, however, the minimum average 50-foot setback and no less than 35 feet at any one location from lands zoned residential shall not apply to the shared common tract line between the Greenway tract and any internal conversion project development tract. The setbacks requirements are applicable to the shared common tract line between the Greenway tract and existing surrounding lands zoned residential. C. The County shall be the maintenance entity for the Greenway until such time the Board of County Commissioners elects to assign its responsibility to another entity. At the time of subdivision plat approval, the Greenway shall be recorded as a tract of land along with a recorded restrictive covenant and greenway maintenance easement over the conversion project development tracts, where applicable. 9.A.2.b Packet Pg. 592 Attachment: Att A - Ordinance 09-27-23 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) RESOLUTION NO. 95-~ RELATING TO PETITION NUMBER PR-95-1, FOR A RESERVATION OF OFF-STREET PARI<ING SPACES ON PROPERTY HEREINAFTER DESCRIBED IN COLLIER COUNTY, FLORIDA. WHEREAS, the Legislature ot Florida statutes, has conterred establish, coordi~ate and entorc as are necessary tor the of Florid~ in Chapter 125, all counties in Florida the power to oning and such business regulations ot the public; and WHEREAS, the County pursuan~hereto has adopted a Land Development Code (Ordinance No. ~: 102) which establishes regulations J tor the zoninq ot particular geoq, phic divisions of the County, amonq which is the qra"ting of reservat!ns ot off-street ,arking spaces ilJ pursuant to Sect~. on 2. 3 . 12 of th(, : Code ; and WHEREAS, the Board of Zonin~~ppeals, being the duly elected constituted Board of the area her:~ attected, has held a public f~1hearingatternoticeasinsaidregulations made ant! provided, and has 1_ considered the advisability ot a ::eservation ot 80 eft-street parking spaces to be reserved fo~ tuture i~ lementation as 11nown on the attached plot plan, Exhibit "An, I order to meet the requirements ot a c.rt.in Aqr....nt betw..n RObert~i.ano and Mario Voci.ano, individually and as general partn~s ot the Golden C ate Inn, a Florida general 'partnership, and Collier ttunty dated Februlry 17, 1989, tor prop.rty hereinafter de.cribed, ,I haa found a. a .'atter of fact: that the qrantinq of .,lid re.erved pa ~~q will not have any detrimental ettect to the public; and d IIHEREAS, all interested partUs have been qiven opportunity to be heard by this Boa'.d in public mee~lng assembled, am' the Board having con.idered all ..,~ers presented" NOW THEREFORE BE IT RESOLVEt. t;Y THE BOARD OF ZONING APPEALS ot Collier county, Florida, that: r~ The Petition PR-95-1, tiled by Donald A. Pickwcrth, representing Golden Gate Inn and Golf Club, with respect to the property hereinatter deset ~bed as: Block 1, Golden Gate Unit i, as recorded in Plat Book 11, Page 11, of the Public Recc.t'ds of Collier County, Florida. nnnw. 7~ 1'! l' 1 j J t; c' tl J,~ f 9.A.2.c Packet Pg. 593 Attachment: Att B - Resolution 1995-460 Parking reservation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) AIle - 8 _ be and the same hereby i. approved for a reservation of 80 oft-street parking spaces to meet the parking requirements ot the atoresaid agreement and to be reserved for future. implementation as shown on the attached plot plan, Exhibit "A", wherein said property is located, subject to the tollowing conditions: Exhibit "B" BE IT RESOL"ED that this Resolution relating to Petition Number PR-95-1 be recorded in the minutes ot this Board. commissioner Constantine offered the foregoing Resolution and moved for its ador,tion, seconded by C O1IUllissioner Hancock and ulon roll call the vcte was: 1 AYES: Commissioner Constantine~ Commissioner Hancock" Commissioner Norris Commissioner Mac'Kie and Commissioner Matthews NAYS: ABSENT AND NOT VOTING: 1ABSTENTION: Done this ~.~~1995.day ot _ j o 1'.'....... 11., A'nESTi' GHT E. BROCK,. CLERK BOARD OF ZONING PPEALS COLLIER CO dal;: IS, CHA RMANr" -~~-~~'t' . APPROVEDM .1'0' FORM AND LEGAL St tl i j j FICIENCY: B~~~rof:;t(~ ASSISTANT COUNTY \T'l'ORNEY PR-95-1 RBSOLUTItN/lqk/13737 1 9.A.2.c Packet Pg. 594 Attachment: Att B - Resolution 1995-460 Parking reservation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) f I I I I'D t s II r L I III TOa In} AU8 - 81' ~f~ ,II 1; 'f'lI4......, , cr..rL--, I;~!I~I I -'llliIII '.1 1_.I, I .1'1111I ; I ill!dl I I I .lIud I L ._Jl. ~ r~-l $(i 0 II LJr--lf \~JIIL J 1 c: __ IIr:;r-;A;cU'l]L____ a::I u....-. zi 1 ~III Ice"" i I c.=w I CiSLL-....J .... J . : Q r leD.>.. ...nl.. .:::::....,. Q I "':::-" I I! "':::-" r: ".' 1...___ I I illL .WillWJJf i I' am 000 par.! 77IRIiiI ~ L1hili ~ I It _I Exh.'.bit -A- -9.A.2.cPacket Pg. 595Attachment: Att B - Resolution 1995-460 Parking reservation (26702 : PL20230012392 - Golden Gate Golf Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com July 31, 2023 Mr. Raymond V. Bellows, Zoning Manager Collier County Growth Management Department 2800 North Horseshoe Drive Naples, FL 34104 RE: Golden Gate Golf Course MPUD - RT Tract (PL20230012392), Submittal 1 Dear Mr. Bellows An application for Public Hearing for a PUD amendment (PUDA) is being filed electronically for review. The applicant is proposing increase the number of multi-family rental dwelling units allowed on the RT designated tract, of the MPUD from 98 to 215 with a commitment for income restricted housing. A companion small-scale comprehensive plan amendment (PL20230012389) has also been filed to modify the Government Public Services, Residential Tourist and Commercial Subdistrict language in the Golden Gate City Sub-Element. Documents filed with submittal 1 include the following: 1. Cover Letter 2. Certificate of Affordable Housing Expedited Review 3. Application for PUD Amendment 4. Evaluation Criteria 5. Pre-app Notes 6. Affidavit of Authorization 7. Property Ownership Disclosure Form 8. Covenant of Unified Control 9. Addressing Checklist 10. Warranty Deed(s) 11. Aerial Location Map 12. Traffic Impact Study 9.A.2.d Packet Pg. 596 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Mr. Bellows RE: Golden Gate Golf Course MPUD - RT Tract (PL20230012392), Submittal 1 July 31, 2023 Page 2 of 2 13. School Impact Analysis 14. Approved Master Plan 15. Revised Master Plan 16. Ordinance 2022-13 17. Revised PUD Document 18. GMPA Exhibit B Amended Text 19. Deviation Justification Please feel free to contact me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: Styx Holdings Development, LLC Richard D. Yovanovich, Esq. GradyMinor File (GGGCRT-23) 9.A.2.d Packet Pg. 597 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 598 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 599 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 600 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 601 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 602 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 603 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 604 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 605 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 606 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 607 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 608 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 609 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 610 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Golden Gate Golf Course MPUD – RT Tract (PL20210001047) Evaluation Criteria July 27, 2023 Evaluation Criteria.docx Page 1 of 6 Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. Provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. The Golden Gate Golf Course Mixed-Use Planned Unit Development (MPUD) is a 172± acre property located on the southwest corner of the intersection of Golden Gate Parkway and Collier Boulevard. A companion small-scale growth management plan amendment for an approximate 20+/- acre portion of the site has been approved which established the Collier County Government Public Services, Residential Tourist and Commercial Subdistrict. This newly adopted subdistrict includes a 6.1+/- acre parcel (Parcel 2) which permits 158 hotel units, 98 timeshare or multi-family units, and up to 60,000 square feet of commercial uses consistent with the C-3 zoning district. The Golden Gate Golf Course Mixed-Use PUD designates the subject parcel at the RT parcel, with uses and intensity match that permitted in the subdistrict. The applicant is proposing to amend Parcel 2 of the subdistrict and the RT tract in the MPUD, in order to increase the allowable number of residential dwelling units from 98 to 215 dwelling units. The increase in dwelling units will result by converting the existing 158 hotel units, along with renovated portions of the clubhouse building into efficiency rental apartments. All of the units will have monthly rents at the 120% AMI rental rates. Twenty Percent (20%) of the units will be rented to households whose incomes are up to and including 120% of the Area Median Income (AMI) for Collier County. Modifications are also proposed to the note sheet on the conceptual PUD Master to reflect the increased number of dwelling units, Table 1, Development Standards to modify the minimum allowable square footage for the efficiency units, and to add a parking deviation for parking associated with the proposed efficiency apartments. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Redevelopment of the existing hotel building for use as rental housing units is appropriate and suitable for the area. The site is already developed and utilized as a hotel. Conversion of the hotel to 215 residential dwelling units results in reduced traffic impacts to the surrounding area. Renovation of the existing hotel will create no external impacts as renovation will occur largely within the existing structure. The site is currently served by water and sewer. The site drains through the adjacent Golden Gate GC property and some 9.A.2.d Packet Pg. 611 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) July 27, 2023 Evaluation Criteria.docx Page 2 of 6 water quality improvements may result from site modifications to parking and landscape areas of the site. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. The property is under unified control of the property owner and the applicant is the contract for purchaser. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) A companion small-scale growth management plan amendment for to the Collier County Government Public Services, Residential Tourist and Commercial Subdistrict, Parcel 2 has been filed. This subdistrict amendment increases the allowable number of dwelling units to be increased from 98 to 215. The proposed PUD amendment is consistent with the proposed subdistrict modification. Once the small-scale amendment is approved, the PUD amendment can be deemed to be consistent with the Growth Management Plan. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. Renovation of the existing hotel for use as efficiency rental dwelling units will continue to be compatible with the adjacent properties. The conversion of the hotel for rental housing will continue to abut the County owned golf course to the south, and it will be adjacent to the future Collier County Public Schools training center to the west and an existing condominium building to the east. The MPUD also provides for development standards appropriate for the redevelopment of the property, while maintaining the existing building setbacks that exist for the hotel. Redevelopment of the site will result in improvement to the existing building, parking areas and surface water management. e. The adequacy of usable open space areas in existence and as proposed to serve the development. 9.A.2.d Packet Pg. 612 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) July 27, 2023 Evaluation Criteria.docx Page 3 of 6 Open space within the MPUD will be provided in the form of the golf course tract as well as greenways and project buffers. Open space for the RT tract will be provided in the form of buffers, landscape islands and residential amenities. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The proposed development of the residential uses will not require phasing due to infrastructure availability. g. The ability of the subject property and of surrounding areas to accommodate expansion. The MPUD boundary is not proposed to be expanded due to existing development and existing public roadways adjacent to the MPUD. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The MPUD includes development standards and conditions, which will assure compatible and complementary development. 10.02.08 - Requirements for Amendments to the Official Zoning Atlas F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. The MPUD, as proposed, is consistent with the proposed amendments to the Collier County Government Public Services, Residential Tourist and Commercial Subdistrict. Once the companion small scale amendment is approved, the proposed changes to the MPUD may be deemed consistent with the Growth Management Plan. 2. The existing land use pattern. Conversion of the existing hotel building for use as efficiency rental apartments is appropriate and the existing land use pattern is supportive of the proposed residential use. The existing zoning does permit multi-family residential dwellings and the proposed amendment to increase the number of units for attainable rental 9.A.2.d Packet Pg. 613 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) July 27, 2023 Evaluation Criteria.docx Page 4 of 6 housing is appropriate. The proximity to public transit and nearby commercial properties is supportive of the additional dwelling units. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The existing MPUD is for property under the ownership of the applicants and therefore no isolated district is being created. The proposed amendment to the existing MPUD will not create an isolated district. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The boundaries are not illogically drawn and comprise all of the property under the unified control of the applicant. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The 6.1+/- acre RT tract is an existing tract which permits up to 98 dwelling units. Conversion of the existing hotel property for residential use can yield up to 215 dwelling units. The proposed amendment is necessary in order to achieve the proposed 215 dwelling units. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The MPUD document includes development standards to ensure that it is compatible with the immediately surrounding properties. The MPUD master plan identifies appropriate buffers and open spaces, which will further ensure that the development will have no adverse impacts to the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. A traffic impact analysis has been submitted in support of the proposed PUD amendment. The original TIS assigned the trip cap for this parcel based on the allowable 60,000 square feet of commercial land uses. The increase in the number of dwelling units from 98 units to 215 units will generate traffic at levels below the trip cap previously established. The character of traffic will not be discernably different than that historically permitted for the subject property, or the type of traffic currently utilizing Golden Gate Parkway and Collier Boulevard. Golden Gate Parkway and Collier Boulevard serves existing commercial and residential uses. 9.A.2.d Packet Pg. 614 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) July 27, 2023 Evaluation Criteria.docx Page 5 of 6 8. Whether the proposed change will create a drainage problem. The project will be required to obtain an Environmental Resource Permit (ERP) through the South Florida Water Management District. The property has historically drained through the existing golf course and the residential developer is coordinating with Collier County as Collier County obtains an ERP for the golf course renovation. No drainage issues will result from this redevelopment project. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Renovation and conversion of the hotel building for residential dwellings will not have an impact on light and air for adjacent properties. 10. Whether the proposed change will adversely affect property values in the adjacent area. Renovation of the hotel property for residential use will not adversely affect property values. The existing zoning already permits residential dwellings to be located on the tract. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed zoning change will not be a deterrent to improvement or development of adjacent property. Collier County owns property immediately to the south and west and has plans to renovate the existing commercial building in cooperation for the Collier County Public School District for use as a training center, and the existing golf course will also be refurbished as a 12 hole facility. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed MPUD amendment to increase the number of dwelling units does provide a public benefit in that the applicant is proposing to provide 100% of the housing at rental rates consistent with those meeting the rates for the 120% AMI threshold. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The current zoning permits a maximum of 98 dwelling units. A PUD amendment is necessary in order to increase the number of dwelling units to 215. 9.A.2.d Packet Pg. 615 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) July 27, 2023 Evaluation Criteria.docx Page 6 of 6 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed rezone is in scale with the needs of the neighborhood and Collier County and is consistent with the redevelopment of the site envisioned by Collier County. The rental dwelling units will also fulfill much needed affordable housing in Collier County. All of the units will have rental rates consistent with those meeting 120% AMI. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. It is not impossible to find other sites in Collier County to provide housing; however, the proposed conversion of the existing hotel offers an opportunity to redevelop an older property with much needed affordable rental housing. The site does currently permit multi-family dwelling units and the amendment will provide for an increase in the number of dwelling units. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The intent is to renovate the existing hotel and a portion of the clubhouse to convert the use into efficiency rental apartments. Very little site alteration is required for the proposed change of use. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. There are adequate roadways and utilities available at the site. There are no public facilities deficiencies at the present time, and none will occur as a result of this project. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. The project is consistent with the proposed small-scale Growth Management Plan amendment, and it is compatible with surrounding development. The opportunity to redevelop the commercial use for residential is consistent with the desire to redevelop portions of Golden Gate City. 9.A.2.d Packet Pg. 616 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) From:Richard Yovanovich To:Wayne Arnold Subject:Fwd: STYX- Amendments to the Government Public Services, Residential Tourist and Commercial Subdistrct and Golden Gate Golf Course MPUD Date:Thursday, July 20, 2023 8:23:13 AM Attachments:image001.png image002.png Rich Yovanovich Sent from my iPhone Begin forwarded message: From: BosiMichael <Michael.Bosi@colliercountyfl.gov> Date: July 20, 2023 at 8:22:23 AM EDT To: Richard Yovanovich <ryovanovich@cyklawfirm.com>, AshtonHeidi <Heidi.Ashton@colliercountyfl.gov>, PerryDerek <Derek.Perry@colliercountyfl.gov>, FrenchJames <James.French@colliercountyfl.gov> Cc: ryan@styxcompanies.com, Dianna Quintanilla <DQuintanilla@cyklawfirm.com> Subject: RE: STYX- Amendments to the Government Public Services, Residential Tourist and Commercial Subdistrct and Golden Gate Golf Course MPUD Rich, Please submit this e-mail with your applications as evidence that the pre-app requirement has been satisfied. Thanks, mike Michael Bosi, AICP Collier County Zoning Director 239-252-1061 239-877-0705 From: Richard Yovanovich <ryovanovich@cyklawfirm.com> Sent: Wednesday, July 19, 2023 9:28 AM To: BosiMichael <Michael.Bosi@colliercountyfl.gov>; AshtonHeidi <Heidi.Ashton@colliercountyfl.gov>; PerryDerek <Derek.Perry@colliercountyfl.gov> Cc: ryan@styxcompanies.com; Dianna Quintanilla <DQuintanilla@cyklawfirm.com> Subject: STYX- Amendments to the Government Public Services, Residential Tourist and Commercial Subdistrct and Golden Gate Golf Course MPUD EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Mike, Heidi and Derek, Thank you for meeting with me and my clients regarding Amendments to the Government Public Services, Residential Tourist and Commercial Subdistrct and Golden Gate Golf Course MPUD. At 9.A.2.d Packet Pg. 617 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) this meeting we discussed the process to renovate the existing hotel and convert it to 215 multi- family units. The PUD and Subdistrict currently allow a maximum of 98 multi-family dwelling units. My clients have had additional meeting with County representative regarding this matter as well. It was agreed that the meetings we have had will satisfy the requirement to have a pre-application meeting with County staff for both the PUD Amendment and the Growth Management Plan Amendment. We look forward to working expeditiously with county staff to complete the amendment by the last BCC meeting in December. Thank-you, Rich Richard D. Yovanovich, Esq. The Northern Trust Building 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 P: 239.435.3535| F: 239.435.1218 ryovanovich@cyklawfirm.com Visit cyklawfirm.com to learn more about us. Both Richard D. Yovanovich and Coleman, Yovanovich & Koester, P.A., intend that this message be used exclusively by the addressee(s). This message may contain information that is privileged, confidential, and exempt from disclosure under applicable law. Unauthorized disclosure or use of this information is strictly prohibited. If you have received this communication in error, please notify Dianna Quintanilla immediately at dquintanilla@cyklawfirm.com or call (239) 435-3535, and permanently dispose of the original message. Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 9.A.2.d Packet Pg. 618 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 619 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.dPacket Pg. 620Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov www.colliercountyfl.gov 01/2023 Page 1 of 3 This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership N.A. b. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership R & M Real Estate Company, Inc. Robert Vocisano, President - Ownership Interest Mario Vocisano, Secretary - Ownership Interest Felicia Gonzalez, Treasurer 100 c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership N.A. PROPERTY OWNERSHIP DISCLOSURE FORM 9.A.2.d Packet Pg. 621 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov www.colliercountyfl.gov 01/2023 Page 2 of 3 d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership N.A. e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Styx Holdings Development, LLC Ryan Hyler, Partner - Ownership interest 33.3% Julie Tuttle, Partner - Ownership interest 33.3% David Tuttle, Partner - Ownership interest 33.3% 100 Date of Contract: July 11, 2023 f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address N.A. g. Date subject property acquired 2022 Leased: Term of lease years /months 9.A.2.d Packet Pg. 622 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov www.colliercountyfl.gov 01/2023 Page 3 of 3 If, Petitioner has option to buy, indicate the following: Date of option: N.A. Date option terminates: N.A. , or Anticipated closing date: November 8, 2023 Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements for petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition’s final public hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Community Development Department | GMD Portal: https://cvportal.colliercountyfl.gov/cityviewweb Questions? Email: GMDclientservices@colliercountyfl.gov July 27, 2023 Agent/Owner Signature Date D. Wayne Arnold, AICP Agent/Owner Name (please print) AFFIRM PROPERTY OWNERSHIP INFORMATION 9.A.2.d Packet Pg. 623 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 624 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 625 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 626 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.dPacket Pg. 627Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT 9.A.2.d Packet Pg. 628 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 629 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 630 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 631 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Collier BLVD44th ST SW39th ST SW23rd PL SW Golden Gate PKWY 29th PL SW 27t h CT SW Mystic ALY 44th TER SW41st ST SW43rd ST SW32nd AVE SW 31st PL SW 31st AVE SW 41st TER SW25th AVE SW 30th PL SW 42nd ST SW28th AVE SW 30th AVE SW 42nd TER SW28th PL SW 27th AVE SW 2 9 t h AVE SW Safe Harbor DR29th AVE SW 30th AVE SW 4 4 t h TER SW 25th AVE SW 32nd AVE SW Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Golden Gate Golf Course MPUD - RT Tract (PL20230012392) Aerial Location Map / 750 0 750375 Feet LEGEND RT TRACT GOLDEN GATE GOLF COURSE MPUD 9.A.2.d Packet Pg. 632 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 633 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 634 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 635 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 636 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 637 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 638 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 639 9.A.2.d Packet Pg. 640 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.d Packet Pg. 641 9.A.2.dPacket Pg. 642Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT 9.A.2.d Packet Pg. 643 9.A.2.dPacket Pg. 644Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT C.R. 951 (COLLIER BOULEVARD)GOLDEN GATE PARKWAY"COMMERCIAL"TRACT (PARCEL A)29'20' TYPE 'D' LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFERPOTENTIALPEDESTRIAN ACCESS81'61'PEDESTRIANACCESS100' BUILDINGSETBACK /GREENWAYGREENWAY100'100'PEDESTRIANACCESSPEDESTRIANACCESSPEDESTRIANACCESS"GOLF COURSE" TRACT"RESIDENTIAL" TRACTVEHICULARACCESSVEHICULARACCESSVEHICULARACCESSVEHICULARACCESSPUD BOUNDARYTRACTLINEPUD BOUNDARYVEHICULARACCESSTRACTLINE"COMMUNITYFACILITY"TRACT"PUBLIC USE"TRACT"GOLF COURSE"TRACT"GOLF COURSE"TRACTTRACTLINEVEHICULARACCESSGREENWAY10' TYPE 'A'LANDSCAPE BUFFERGENERAL LOCATIONOF DRIVING RANGE"COMMERCIAL"TRACT(PARCEL B)"RESIDENTIALTOURIST"TRACTVEHICULAR ACCESS15' TYPE 'B'LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFERGENERAL SITE NOTES1. INTERNAL THOROUGHFARES, INTERNAL PEDESTRIAN ACCESS WAYS, &INTERCONNECTING ROADWAYS WILL BE DETERMINED AT TIME OF DEVELOPMENT ORDER.2. WATER MANAGEMENT AREAS ARE CONCEPTUAL AND WILL BE FINALIZED AT TIME OFDEVELOPMENT ORDER.0300600SCALE IN FEETEXCLUDED FROM PUDGREENWAY - 16.45± ACRESLEGENDROW RESERVATIONWATER MANAGEMENTGradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380DEVIATION#111111122222243GOVERNMENT PUBLIC SERVICES ANDRESIDENTIAL TOURIST SUBDISTRICT4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 0000949630' EASEMENT FORACCESS ROAD(O.R. BOOK 4100, PAGE 3543)41ST ST SW29TH PL SW 44TH ST SW44TH ST SWZONED: RSF-3ZONED: RSF-3ZONED: RSF-3 ZONED: RSF-3ZONED: RT43RD ST SW42ND ST SW25TH AVE SW 27TH CT SW49.A.2.dPacket Pg. 645 GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380NOTES1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTINGREQUIREMENTS.DEVIATIONS FROM LDC (SEE EXHIBIT E)1. SECTION 4.07.02 B.2, “DESIGN REQUIREMENTS”2. SECTION 4.06.02 A, “BUFFER REQUIREMENTS"3. SECTION 4.05.04.G, “PARKING SPACE REQUIREMENTS”4. SECTION 5.05.04 D.1., "GROUP HOUSING"SITE SUMMARYTOTAL SITE AREA: 171.6± ACRECOMMERCIAL2.2± AC (1%)RESIDENTIAL TOURIST 6.1± AC (3%)RESIDENTIAL25.5± AC (15%)*COMMUNITY FACILITY 8.3± AC (5%)*PUBLIC USE13.5± AC (8%)*GOLF COURSE112.0 ± AC (65%)*ROW RESERVATION 4.0± AC (3%)*INCLUDES GREENWAYS (TOTAL GREENWAY PROVIDED = 16.45± ACRES)RESIDENTIAL 3.79 ± ACCOMMUNITY FACILITY 4.30± ACPUBLIC USE1.67± ACGOLF COURSE6.69± ACCOMMERCIAL:MAXIMUM 30,000 S.F.RESIDENTIAL:MAXIMUM 400 DWELLING UNITSPUBLIC USE:MAXIMUM 75,000 S.F. GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS*COMMUNITY FACILITY: 120 GROUP HOUSING UNITS*RESIDENTIAL TOURIST: MAXIMUM 158 HOTEL/MOTEL UNITS AND UP TO 98 TIME SHARE OR MULTI-FAMILY UNITS AND 60,000 S.F. OFC-3 COMMERCIAL USES*A MAXIMUM OF 75,000 S.F. GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS SHALL BE PERMITTED FOR THE OVERALL PUD.OPEN SPACE:REQUIRED: 30%PROVIDED: 30%TREE PRESERVATION:REQUIRED: 571 TREES (2,285 EXISTING TREES X 25% = 571)PROVIDED: 571 TREES (358 CANOPY TREES WITHIN GREENWAY (715,562 S.F. / 2,000 S.F. X 1 ))4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 000094969.A.2.dPacket Pg. 646 C.R. 951 (COLLIER BOULEVARD)GOLDEN GATE PARKWAY"COMMERCIAL"TRACT (PARCEL A)29'20' TYPE 'D' LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFERPOTENTIALPEDESTRIAN ACCESS81'61'PEDESTRIANACCESS100' BUILDINGSETBACK /GREENWAYGREENWAY100'100'PEDESTRIANACCESSPEDESTRIANACCESSPEDESTRIANACCESS"GOLF COURSE" TRACT"RESIDENTIAL" TRACTVEHICULARACCESSVEHICULARACCESSVEHICULARACCESSVEHICULARACCESSPUD BOUNDARYTRACTLINEPUD BOUNDARYVEHICULARACCESSTRACTLINE"COMMUNITYFACILITY"TRACT"PUBLIC USE"TRACT"GOLF COURSE"TRACT"GOLF COURSE"TRACTTRACTLINEVEHICULARACCESSGREENWAY10' TYPE 'A'LANDSCAPE BUFFERGENERAL LOCATIONOF DRIVING RANGE"COMMERCIAL"TRACT(PARCEL B)"RESIDENTIALTOURIST"TRACTVEHICULAR ACCESS15' TYPE 'B'LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFERGENERAL SITE NOTES1. INTERNAL THOROUGHFARES, INTERNAL PEDESTRIAN ACCESS WAYS, &INTERCONNECTING ROADWAYS WILL BE DETERMINED AT TIME OF DEVELOPMENT ORDER.2. WATER MANAGEMENT AREAS ARE CONCEPTUAL AND WILL BE FINALIZED AT TIME OFDEVELOPMENT ORDER.0300600SCALE IN FEETEXCLUDED FROM PUDGREENWAY - 16.45± ACRESLEGENDROW RESERVATIONWATER MANAGEMENTGradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380DEVIATION#111111122222243GOVERNMENT PUBLIC SERVICES ANDRESIDENTIAL TOURIST SUBDISTRICT30' EASEMENT FORACCESS ROAD(O.R. BOOK 4100, PAGE 3543)41ST ST SW29TH PL SW 44TH ST SW44TH ST SWZONED: RSF-3ZONED: RSF-3ZONED: RSF-3 ZONED: RSF-3ZONED: RT43RD ST SW42ND ST SW25TH AVE SW 27TH CT SW459.A.2.dPacket Pg. 647 GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380NOTES1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTINGREQUIREMENTS.DEVIATIONS FROM LDC (SEE EXHIBIT E)1. SECTION 4.07.02 B.2, “DESIGN REQUIREMENTS”2. SECTION 4.06.02 A, “BUFFER REQUIREMENTS"3. SECTION 4.05.04.G, “PARKING SPACE REQUIREMENTS”4. SECTION 5.05.04 D.1., "GROUP HOUSING"5.SECTION 4.05.04, TABLE 17, “PARKING SPACE REQUIREMENTS”SITE SUMMARYTOTAL SITE AREA: 171.6± ACRECOMMERCIAL2.2± AC (1%)RESIDENTIAL TOURIST 6.1± AC (3%)RESIDENTIAL25.5± AC (15%)*COMMUNITY FACILITY 8.3± AC (5%)*PUBLIC USE13.5± AC (8%)*GOLF COURSE112.0 ± AC (65%)*ROW RESERVATION 4.0± AC (3%)*INCLUDES GREENWAYS (TOTAL GREENWAY PROVIDED = 16.45± ACRES)RESIDENTIAL 3.79 ± ACCOMMUNITY FACILITY 4.30± ACPUBLIC USE1.67± ACGOLF COURSE6.69± ACCOMMERCIAL:MAXIMUM 30,000 S.F.RESIDENTIAL TRACT: MAXIMUM 400 DWELLING UNITSPUBLIC USE:MAXIMUM 75,000 S.F. GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS*COMMUNITY FACILITY: 120 GROUP HOUSING UNITS*RESIDENTIAL TOURIST: MAXIMUM 158 HOTEL/MOTEL UNITS AND UP TO 98 TIME SHARE OR 215 MULTI-FAMILY RENTAL UNITS AND60,000 S.F. OF C-3 COMMERCIAL USES. IF MORE THAN 98 MULTI-FAMILY DWELLINGS ARE DEVELOPED THEHOTEL/MOTEL AND TIME SHARE USES WILL NOT BE DEVELOPED.*A MAXIMUM OF 75,000 S.F. GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS SHALL BE PERMITTED FOR THE OVERALL PUD.OPEN SPACE:REQUIRED: 30%PROVIDED: 30%TREE PRESERVATION:REQUIRED: 571 TREES (2,285 EXISTING TREES X 25% = 571)PROVIDED: 571 TREES (358 CANOPY TREES WITHIN GREENWAY (715,562 S.F. / 2,000 S.F. X 1 ))9.A.2.dPacket Pg. 648 ORDINANCE NO. 2022- 1 3 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA TO ALLOW DEVELOPMENT OF THE GOLDEN GATE GOLF COURSE PROJECT BY AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM GOLF COURSE (GC), RESIDENTIAL TOURIST (RT), COMMERCIAL INTERMEDIATE (C-3), AND GENERAL COMMERCIAL (C-4) ZONING DISTRICTS WITHIN WELLFIELD RISK MANAGEMENT SPECIAL TREATMENT OVERLAY ZONES W-1 THROUGH W-3 (ST/W-1 TO ST/W-3) TO A MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD) ZONING DISTRICT WITHIN WELLFIELD RISK MANAGEMENT SPECIAL TREATMENT OVERLAY ZONES W-1 THROUGH W-3 (ST/W-1 TO ST/W-3) FOR A PROJECT TO BE KNOWN AS GOLDEN GATE GOLF COURSE MPUD TO ALLOW CONSTRUCTION OF A MAXIMUM OF 30,000 SQUARE FEET OF COMMERCIAL DEVELOPMENT ON THE COMMERCIAL TRACTS; UP TO 400 RESIDENTIAL DWELLING UNITS ON THE RESIDENTIAL TRACT WITH A MAXIMUM ACTUAL HEIGHT OF 95 FEET; UP TO 75,000 SQUARE FEET OF GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS ON THE PUBLIC USE TRACT AND COMMUNITY FACILITY TRACT; AND UP TO 158 HOTEL/MOTEL UNITS AND UP TO 98 TIMESHARE UNITS OR MULTI- FAMILY UNITS AND 60,000 SQUARE FEET OF INTERMEDIATE COMMERCIAL (C-3) USES ON THE RESIDENTIAL TOURIST TRACT WITH A MAXIMUM ZONED HEIGHT OF 100 FEET; AND PROVIDING FOR REPEAL OF ORDINANCE NOS. 84-78 AND 99-56 RELATING TO PRIOR REZONES. THE PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND COLLIER BOULEVARD IN SECTION 27, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 171.6± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. (PL20210001047) WHEREAS, D. Wayne Arnold, AICP, of Q. Grady Minor & Associates, P.A. and Jeff Davidson, P.E., representing Collier County, petitioned the Board of County Commissioners to change the zoning classification of the herein described property; and WHEREAS, the Special Treatment Zones ST/W-1 through ST/W-3 are not changed by this rezone. NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: 21-CPS-02129/1707478/1]176 1 of 2 Golden Gate Golf MPUD 4-26-22 9.A.2.d Packet Pg. 649 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) SECTION ONE: The zoning classification of the herein described real property located in Section 27, Township 49 South, Range 26 East, Collier County, Florida is changed from Golf Course (GC), Residential Tourist RT), Commercial Intermediate (C-3) and General Commercial (C-4) Zoning Districts within Wellfield Risk Management Special Treatment Overlay Zones W-1 through W-3 (ST/W-1 to ST/W-3) to a Mixed- Use Planned Unit Development (MPUD) Zoning District within Wellfield Risk Management Special Treatment Overlay Zones W-1 through W-3 (ST/W-1 to ST/W-3) for a project to be known as the Golden Gate Golf Course MPUD to allow construction of a maximum of 30,000 square feet of commercial development on the Commercial Tracts, up to 400 residential dwelling units on the Residential Tract, up to 75,000 square feet of government facilities and 120 group housing units on the Public Use Tract and Community Facility Tract, and up to 158 hotel/motel units and up to 98 timeshare units or multi-family units and 60,000 square feet of Intermediate Commercial (C-3) uses on the Residential Tourist Tract, in accordance with Exhibits "A" through "F", attached hereto and incorporated by reference herein. The appropriate atlas map or maps as described in Ordinance No. 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. 2022 - 1 LI becomes effective. PASSED AND DULY ADOTED by super-majority vote of the Board of County Commissioners of Collier County,Florida, this ,: (to day of nf.i,_I 2022. ATTEST BOARD OF C Oil MMISSIONERS CRYSTAL K. KINZ L,fCLERK COLLIER tr Y FLO' A i C' oar_ Alto.flW L.` I 0 ,By: Mt,* Dep y Clerk Wile. L. McDaniel, Jr., Chairman siinett e OilWsta Approved as to form and legality: ji7' ---------- Hei i Asht n-Cicko Managing Assistant County Attorney Attachments: Exhibit A— Permitted Uses Exhibit B— Development Standards This ordinnrice filed with the Exhibit C— Master Plan Se r ary of `` te's Cffice t Exhibit D— Legal Description day of ____ , and ack„owledg a+t of that Exhibit E— Requested Deviations from LDC Exhibit F— Developer Commitments film received th sy -- . do of fly 21-CPS-02129/1707478/1]176 2 of 2 Golden Gate Golf MPUD 4-26-22 9.A.2.d Packet Pg. 650 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) EXHIBIT A LIST OF PERMITTED USES Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMD), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the first Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply. MAXIMUM INTENSITY/DENSITY: This MPUD shall be limited to the following: Residential Tract: 400 residential dwelling units Commercial Tract: 30,000 SF Public Use Tract: 75,000 SF government facilities and 120 group housing units* Community Facility Tract: 120 group housing units* Golf Course Tract: Subject to limitations in E and F below Residential Tourist Tract: 158 hotel/motel units and up to 98 time share or multi-family units and 60,000 SF of C-3 commercial uses A maximum of 75,000 SF government facilities and 120 group housing units shall be permitted for the overall PUD. The uses are subject to a trip cap identified in Exhibit F of this MPUD. Residential development, within the Residential Tract, is subject to an Affordable Housing Agreement between the Developer and Collier County. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. RESIDENTIAL TRACT—PRINCIPAL USES: 1. Multi-Family residential dwelling units 2. Leasing offices B. RESIDENTIAL TRACT—ACCESSORY USES: 1. Customary accessory uses and structures, such as but not limited to, a clubhouse, pavilions, community gardens and courtyards for residents and their guests. 2. Water management facilities. 3. Indoor and outdoor recreational facilities and uses for residents and their guests, such as but not limited to greenways, swimming pools, playgrounds, and tennis courts. 4. Community center,for residents and their guests 5. Retail services that serve as an integral part of the multi-family development and for residents only, such as a coffee shop, yoga studio or market. 6. Greenways C. PUBLIC USE TRACT—PRINCIPAL USES: 1. Administration of Public Health, Veteran's Affairs, Environmental Quality, Land and Wildlife Conservation, Housing, Urban Planning and Community Development (9431 — 9451, 9511—9532, 9611—9651) Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 1 of 18 9.A.2.d Packet Pg. 651 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 2. Administrative Service Facilities, General Government Services (9199) 3. Essential services, as defined by the LDC 4. Library 5. Museum 6. Park, Open Space and Recreational Uses, including golf courses and greenways 7. Park and Recreational Service Facilities 8. Property Appraiser Office (9311) 9. Safety Service Facilities 10. Group housing, compliance with 5.05.04 of the LDC, subject to FAR of .60 (see Exhibit E, Deviation #4). D. PUBLIC USE TRACT—ACCESSORY USES: 1. Accessory uses and structures that are incidental to the principal uses permitted in the Public Use Tract. 2. Greenways 3. Water management facilities E. GOLF COURSE TRACT—PRINCIPAL USES: 1. Golf Course 2. Hiking trails, walkways, multi-use paths and observation decks 3. Passive recreational uses F. GOLF COURSE TRACT—ACCESSORY USES: 1. Uses and structures that are incidental to uses listed in the Golf Course Tract. 2. Recreational facilities that serve as an integral part of the golf course, including but not limited to clubhouse, community center, driving range, shuffleboard courts, swimming pool,tennis facilities, snack shops and restrooms. 3. Pro shops with equipment sales, no greater than 1,000 square feet,associated with a golf course. 4. Water management, as allowed by the LDC. 5. Restaurants and driving range, associated with a golf course, 350 seats limited to the restaurant and bar area and provided that the hours of operation are no later than 12:00 a.m. Amplified indoor sound shall be permitted during business hours. The facility is subject to the Collier County Noise Ordinance. 6. Maintenance facilities and buildings. 7. Greenways G. COMMERCIAL TRACTS—PRINCIPAL AND ACCESSORY USES: Parcel A: All permitted principal and accessory uses listed within the C-3 'Commercial Intermediate Zoning District'. Parcel B:All permitted principal and accessory uses listed within the C-4'Commercial General Zoning District'. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 2 of 18 9.A.2.d Packet Pg. 652 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) H. COMMUNITY FACILITY USE TRACT—PRINCIPAL USES 1. Group Housing, compliance with 5.05.04 of the LDC, subject to FAR of.60 (see Exhibit E, Deviation #4), including nursing and personal care facilities (8051—8059) 2. Non-residential uses including: a. Essential services b. Parks, open space and recreational uses c. Childcare centers d. Community facility uses such as schools, libraries, safety service facilities, and community centers. e. Communication and utility facilities 3. Any other principal use,which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA") or the Hearing Examiner by the process outlined in the LDC. I. COMMUNITY FACILITY USE TRACT—ACCESSORY USES: 1. Accessory uses and structures that are incidental to the principal uses permitted in the Community Facility Use District. 2. Medical doctor offices, rehabilitation facilities 3. Indoor and outdoor recreational facilities 4. Cafeterias and restaurants for use of residents and guests only. 5. Greenways 6. Water management, as allowed by the LDC. J. RESIDENTIAL TOURIST TRACT—PRINCIPAL USES 1. Multi-family 2. Hotels, motels 3. Time share facilities 4. C-3, Commercial Intermediate Zoning District permitted uses 5. Any other principal use,which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA") or the Hearing Examiner by the process outlined in the LDC. K. RESIDENTIAL TOURIST TRACT—ACCESSORY USES: 1. Accessory uses and structures that are incidental to the principal uses permitted in the Residential Tourist and C-3 'Commercial Intermediate' Zoning Districts. 2. Shops, personal service establishments, eating or drinking establishments, dancing and staged entertainment facilities, meeting rooms and auditoriums, where such uses are an integral part of an apartment hotel, hotel or motel. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 3 of 18 9.A.2.d Packet Pg. 653 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) EXHIBIT B LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standards tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I PUBLIC USE TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 square feet N/A MINIMUM LOT WIDTH 100 feet N/A MINIMUM YARDS(EXTERNAL) From Golden Gate Parkway *1 0 feet 0 feet 50 feet average, however no From Abutting Residential Properties 100 feet less than 35 feet at any one location From Greenways 0 feet 0 feet MINIMUM YARDS(INTERNAL) Internal Drives 10 feet 10 feet Measured from back of curb) Lakes (measured from the Lake 5 feet 5 feet Maintenance Easement) MINIMUM DISTANCE BETWEEN STRUCTURES 10 feet 10 feet MAXIMUM HEIGHT Zoned 45 feet 35 feet Actual 55 feet 45 feet MINIMUM FLOOR AREA(FIRST FLOOR) 1,000 square feet N/A 1 All projects providing a front yard setback greater than zero feet must accommodate pedestrians, bicyclists, or be designed with a combination of planting, seating and hardscaped areas. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 4 of 18 9.A.2.d Packet Pg. 654 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) TABLE II RESIDENTIAL TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA N/A N/A MINIMUM LOT WIDTH N/A N/A MINIMUM LOT DEPTH N/A N/A MINIMUM SETBACKS From Collier Boulevard 25 feet 15 feet 50 feet average, From Abutting Residential (Western Tract Boundary) *1 80 feet however no less than 35 feet at any one location From Southern PUD Boundary 25 feet 10 feet From Greenway 0 feet 0 feet From Internal Drives (Measured from the back of curb) 15 feet 15 feet From Lakes(measured from the Lake Maintenance Easement) 0 feet 0 feet MINIMUM DISTANCE BETWEEN STRUCTURES 20 feet 10 feet MAXIMUM HEIGHT Multi-Family: Zoned 45 feet 35 feet Actual 55 feet 45 feet Multi-Family for Seniors: Zoned 85 feet 35 feet Actual 95 feet 45 feet MINIMUM FLOOR AREA(PER UNIT) 600 square feet N/A Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 5 of 18 9.A.2.d Packet Pg. 655 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) TABLE III GOLF COURSE TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA N/A N/A MINIMUM LOT WIDTH N/A N/A MINIMUM LOT DEPTH N/A N/A MINIMUM SETBACKS *2 From Collier Boulevard 0 feet 50 feet 50 feet average, From Western PUD Boundary 0 feet however no less than 35 feet at any one location From Southern Golf Course Tract Boundary 0 feet 50 feet From Northern Golf Course Tract Boundary 0 feet 50 feet From Greenway 0 feet 0 feet From Internal Drives (Measured from the back of curb) 0 feet 0 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 5 feet MINIMUM DISTANCE BETWEEN STRUCTURES MAXIMUM HEIGHT*1 Zoned 35 feet 35 feet Actual 45 feet 45 feet MINIMUM FLOOR AREA N/A N/A 1 Netting and supporting infrastructure for golf driving range are exempt from maximum height limitations listed above but will not exceed 200 feet. Non-parking lot lighting for the driving range will be limited to 60' in height. 2 Clubhouse, maintenance building, driving range, restaurants and pro shop uses shall be a minimum of 50 feet from external residential uses. Pitch and chip practice area and putting greens are not subject to the 50 foot setback. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 6 of 18 9.A.2.d Packet Pg. 656 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) TABLE IV COMMERCIAL TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA N/A N/A MINIMUM LOT WIDTH N/A N/A MINIMUM LOT DEPTH N/A N/A MINIMUM SETBACKS From Collier Boulevard *1 25 feet 20 feet From Golden Gate Parkway *1, 2 20 feet 20 feet From Western Tract Boundary 15 feet 15 feet From Northern Golf Course Tract Boundary 0 feet 0 feet From Internal Drives (Measured from the back of curb) 10 feet 0 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 0 feet MINIMUM DISTANCE BETWEEN STRUCTURES MAXIMUM HEIGHT Zoned 35 feet 35 feet Actual 45 feet 3S feet MINIMUM FLOOR AREA 1,000 SF 1,000 SF 1 All projects providing a front yard setback greater than zero feet must accommodate pedestrians, bicyclists, or be designed with a combination of planting, seating and hardscaped areas. 2 Parcel B—Zero foot front yard setback Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 7 of 18 9.A.2.d Packet Pg. 657 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) TABLE V COMMUNITY FACILITY TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA N/A N/A MINIMUM LOT WIDTH N/A N/A MINIMUM LOT DEPTH N/A N/A MINIMUM SETBACKS From Collier Boulevard 25 feet 20 feet From Western PUD Boundary *1 100 feet 50 feet From Northern Golf Course Tract Boundary 0 feet 0 feet From Greenway 0 feet 0 feet From Internal Drives (Measured from the back of curb) 10 feet 0 feet From Lakes (measured from the Lake Maintenance Easement)0 feet 0 feet MINIMUM DISTANCE BETWEEN STRUCTURES MAXIMUM HEIGHT Zoned 35 feet 35 feet Actual 45 feet 35 feet MINIMUM FLOOR AREA 1,000 SF 1,000 SF 1 Non-Golf Course Uses permitted within the Greenway in accordance with LDC Section 5.05.15 H.2 shall have an average 50 foot setback from abutting residential zoned property and no less than 35 feet at anyone location. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 8 of 18 9.A.2.d Packet Pg. 658 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) TABLE VI RESIDENTIAL TOURIST TRACT DEVELOPMENT STANDARDS HOTEL/MOTEL/TIMESHARE/ COMMERCIAL USES *3 MULTI-FAMILY USES *3 PRINCIPAL ACCESSORY PRINCIPAL ACCESSORY MINIMUM LOT AREA 1 Acre N/A 10,000 SF N/A MINIMUM LOT WIDTH 150 feet N/A 75 feet N/A MINIMUM LOT DEPTH N/A N/A N/A N/A MINIMUM SETBACKS From Golden Gate Parkway *1 20 feet 10 feet 25 feet 25 feet From Internal PUD Boundary 0 feet 0 feet 0 feet 0 feet From Southern Golf Course Tract Boundary *2 0 feet 0 feet 0 feet 0 feet From RT Zoned Property 15 feet 0 feet 15 feet 15 feet From Internal Drives (Measured from the back of curb) 10 feet 0 feet 10 feet 10 feet MINIMUM DISTANCE BETWEEN STRUCTURES N/A N/A 10 feet 10 feet MAXIMUM HEIGHT Zoned 100 feet or 10 N/A 50 feet 50 feet stories MINIMUM FLOOR AREA 1,000 SF N/A 700 SF N/A 1 All projects providing a front yard setback greater than zero feet must accommodate pedestrians, bicyclists, or be designed with a combination of planting, seating and hardscaped areas. 2 Golf course tract boundary is not considered a front yard. 3 If redevelopment occurs on the Residential Tourist Tract, with uses permitted within the C-3 zoning district, then the C-3 development standards will be applicable. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations. 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Z •:1 y ZONED: RSF 3 y - zrT1 , ;,' 4 W r/i b o" H GOLDEN GATE PARKWAY W-0 -I - I e <C)m X m -1 n q a D'o D<zm owo 2 ADO D< p nm 0m arnaom c V10 n1 = nm mm mm m=nmmm Ri. "$, A D 0W 0 > 03 5z D W D c z m D x c z T 7J m ti X C'.\PLANNING\PROJ - PLANNING\GNU/ GGGOLE COURSE DAVIDSON (PL202100D1047J\DRAWINGS\GGCCD EXHIBIT C-R7.DWG 3/23/2022 2:24 PIA 9.A.2.dPacket Pg. 660 Z 1 0 D X C) -0 X C) I CORX' H - in -0 ,0m 7G) -D03l 0H m4* <' I1 m 7/ mm JrZ x o 0 z OOCOr mm0 >o Pr,,;;,0z mm4 cmmo K D -< mDD -r"- -5 r1 woczzZ7m DTo co ' oom O rm • rr 00Cmcn mCW j ± HOD xE9ADcn ' D CA) CA) m pn CWZ G) < (W I- rD- Dms3oAmzoocF73m _< Dm Dm yZs N H 1 -1OZ ° \ o ,., 1PmDrZOOCOmm .. o 71 . . 0 * z 7 -ZO TrC) NKKK 7-1H DmwN0wXoX X X 0 oom 0 71KK rn • w0H _ co . 00NrnNm C DX 7J c0KKK 23 oc~o > CD •Nir + 61 r O Z cn = cJi, 00 DDD1+ 0 D 1DD1+ DD Z z Z0 °30bQpoo 000 >7° C) > 0C) 0C) C) Z HO HDOCC < o m anw o c-',D X -1 m H (nm (n Z °. rno`. a°. T. fU c mm O °' CG) r • D o g . Wm FMKCOz5' " m VI) 1 OZOO M Cm -11 < D N)m mz 0 N o z cz1 0 n o z m om 5 Ot 30o1 H 0 F m - N U) ZZ II C Z 0 z m rn 03 70 0 0 a, O 0 c r 1+ I v D - D w Ni. 0 m 0 m I cn 2 0 (n X 0 c)1 0 co D m D 0) w wCZ w w (n Cl) -1 N V) -1 0 m m m m O 3 O 1 0 m N n c w o 0 0 0 0 m N Z 2 0 ZZZZ O 0 o U' 0 o 0 0 0 K m C m m a) 0 Cn n a O 0 0 0 r n 1l m D X I N N 0 0 0 X K 0 c G) D DJ M ° >CA C uC) 6 _ m N Z O m H z D C- C7 m G) n m a Z M G) Z7 m m m m T m (mn X PI 0 j > C 0 Z rn G7 i o Z X C Z C G) Z CDcmiHm m C * I O m m 0 0 0 c m - Ocz_ 0 Z C D m H x m 7.1z No z z O z m 0 I 0 C o -< m o I a o K 0mm m D T H( n N -" m: 10§ z O 0 C m 0 G:\PLANNING\PROJ - PLANNING\GGGCD GGGOLF COURSE DAVIDSON (PL20210001047)\DRAWINGS\GGGCD EXHIBIT C-R6.DWG 2/4/2022 10:42 AM 9.A.2.dPacket Pg. 661 EXHIBIT D LEGAL DESCRIPTION BEING A PORTION OF BLOCK 1,AND ALL OF TRACT"A",AND TRACT"B",GOLDEN GATE UNIT 1, PLAT BOOK 5, PAGES 60 THROUGH 64, ALL OF TRACT "A" GOLDEN GATE UNIT 8 PART 1, PLAT BOOK 5, PAGES 147 THROUGH 151, AND A PORTION OF TRACT "A", GOLDEN GATE UNIT 8 PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112, ALL OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHEAST CORNER OF TRACT "A", GOLDEN GATE UNIT 1, PLAT BOOK 5, PAGES 60 THROUGH 64, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, THE SAME BEING A POINT ON THE WEST RIGHT-OF-WAY OF COLLIER BOULEVARD;THENCE ALONG SAID RIGHT-OF-WAY, SOUTH 00°28' 56" EAST,A DISTANCE OF 5,145.44 FEET TO THE SOUTHEAST CORNER OF TRACT "A", GOLDEN GATE UNIT 8 PART 1, PLAT BOOK 5, PAGES 147 THROUGH 151, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE BOUNDARY OF SAID TRACT "A" FOR THE FOLLOWING SIX (6) COURSES AND DISTANCES, 1) SOUTH 87°55'11" WEST,A DISTANCE OF 335.06 FEET; 2)THENCE NORTH 00°29' 07" WEST, A DISTANCE OF 258.71 FEET TO A POINT ON A CURVE TO THE LEFT; 3) THENCE NORTHWESTERLY 79. 93 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 50.00 FEET,A CENTRAL ANGLE OF 91°35'35", (CHORD BEARING NORTH 46°16'54" WEST, A DISTANCE OF 71.69 FEET); 4)THENCE SOUTH 87° 55'09" WEST,A DISTANCE OF 233.53 FEET; 5)THENCE NORTH 00°29'07" WEST, A DISTANCE OF 1,294.31 FEET TO A POINT ON A CURVE TO THE LEFT; 6) THENCE NORTHWESTERLY 335.72 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210. 00 FEET, A CENTRAL ANGLE OF 91°35'44", (CHORD BEARING NORTH 46°17'01" WEST, A DISTANCE OF 301.09 FEET)TO A POINT ON THE BOUNDARY OF TRACT "A", GOLDEN GATE UNIT 8 PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112 OF SAID PUBLIC RECORDS; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING SEVENTEEN (17) COURSES AND DISTANCES, 1) SOUTH 87°55'09" WEST,A DISTANCE OF 1,404.72 FEET TO A POINT ON A NON TANGENTIAL CURVE TO THE LEFT; THENCE NORTHERLY 282.64 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 712.77 FEET,A CENTRAL ANGLE OF 22°43'13", CHORD BEARING NORTH 12°07'31" WEST, A DISTANCE OF 280.79 FEET); 2) THENCE NORTH 23°29'07" WEST, A DISTANCE OF 994.26 FEET; 3) THENCE NORTH 66°30'53" EAST, A DISTANCE OF 600.00 FEET; 4) THENCE SOUTH 23°29'07" EAST, A DISTANCE OF 543.32 FEET TO A POINT ON A CURVE TO THE LEFT; 5) THENCE SOUTHEASTERLY 556.70 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 465.00 FEET, A CENTRAL ANGLE OF 68° 35'44", (CHORD BEARING SOUTH 57°47'00" EAST, A DISTANCE OF 524.05 FEET); 6) THENCE NORTH 87° 55'09" EAST, A DISTANCE OF 655.68 FEET TO A POINT ON A CURVE TO THE LEFT; 7) THENCE NORTHEASTERLY 324.02 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 88°24'14", (CHORD BEARING NORTH 43°43' 02" EAST, A DISTANCE OF 292.82 FEET); 8) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 661.52 FEET TO A POINT ON A CURVE TO THE LEFT; 9) THENCE NORTHWESTERLY 219.91 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 60°00'00", (CHORD BEARING NORTH 30°29' 07" WEST, A DISTANCE OF 210.00 FEET); 10)THENCE NORTH 60°29'07" WEST,A DISTANCE OF 715.08 FEET TO A POINT ON A CURVE TO THE LEFT; 11) THENCE WESTERLY 194.26 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 53°00'00", (CHORD BEARING NORTH 86°59' 05" WEST, A DISTANCE OF 187.41 FEET); 12)THENCE SOUTH 66°30'53" WEST,A DISTANCE OF 600.52 FEET TO A POINT ON A CURVE TO THE LEFT; 13)THENCE SOUTHERLY 329.86 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00' 00", (CHORD BEARING SOUTH 21°30' 51" WEST, A DISTANCE OF 296.98 FEET); 14)THENCE SOUTH 23°29'07" EAST,A DISTANCE OF 100.00 FEET; 15)THENCE SOUTH 66° 30'53" WEST, A DISTANCE OF 600.00 FEET; 16) THENCE NORTH 23° 29'07" WEST, A DISTANCE OF 25.00 FEET TO A POINT ON A CURVE TO THE RIGHT; 17) THENCE NORTHERLY 487.72 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 1,215.00 FEET, A CENTRAL ANGLE OF 23°00'00", (CHORD BEARING NORTH 11°59'06" WEST, A DISTANCE OF 484.45 FEET); THENCE ALONG SAID BOUNDARY AND THE PROLONGATION THEREOF, NORTH 00°29'07" WEST, A DISTANCE OF 1,665.00 FEET TO THE Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 12 of 18 9.A.2.d Packet Pg. 662 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) NORTHWEST CORNER OF TRACT "B", GOLDEN GATE UNIT 1, PLAT BOOK 5, PAGES 60 THROUGH 64, OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY OF SAID TRACT "B" FOR THE FOLLOWING FOUR 4) COURSES AND DISTANCES, 1) NORTH 89°30'53" EAST, A DISTANCE OF 605.00 FEET; 2)THENCE SOUTH 00°29'07" EAST, A DISTANCE OF 475.00 FEET TO A POINT ON A CURVE TO THE LEFT; 3) THENCE SOUTHEASTERLY 329.87 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00'00", (CHORD BEARING SOUTH 45°29' 07" EAST,A DISTANCE OF 296.98 FEET)TO A POINT ON THE BOUNDARY OF TRACT "A" OF THE AFOREMENTIONED GOLDEN GATE UNIT 8 PART 2; THENCE ALONG SAID BOUNDARY, NORTH 89°30'53" EAST, A DISTANCE OF 510.00 FEET TO A POINT ON THE BOUNDARY OF TRACT "A" OF THE AFOREMENTIONED GOLDEN GATE UNIT 1, THE SAME BEING A POINT ON A CURVE TO THE LEFT; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING THREE (3) COURSES AND DISTANCES, 1) NORTHEASTERLY 329.87 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00' 00", (CHORD BEARING NORTH 44°30'53" EAST, A DISTANCE OF 296.98 FEET); 2) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 475.00 FEET; THENCE NORTH 89°30'53" EAST, A DISTANCE OF 893.76 FEET TO THE NORTHWEST CORNER OF GOLF CREST OF NAPLES, A CONDOMINIUM, OFFICIAL RECORDS BOOK 779, PAGE 358 OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY OF SAID GOLF CREST OF NAPLES FOR THE FOLLOWING SEVEN (7) COURSES AND DISTANCES, 1) SOUTH 33°25'57" EAST, A DISTANCE OF 101.54 FEET; 2) THENCE SOUTH 07°30'43" WEST, A DISTANCE OF 242.09 FEET; 3) THENCE SOUTH 67° 56'47" EAST, A DISTANCE OF 49.29 FEET; 4) THENCE NORTH 89°30'13" EAST, A DISTANCE OF 138.41 FEET; 5)THENCE NORTH 00°29'07" WEST, A DISTANCE OF 190.41 FEET; 6)THENCE NORTH 12°46'13" EAST,A DISTANCE OF 60.02 FEET; 7)THENCE NORTH 00°29'07" WEST, A DISTANCE OF 94.98 FEET TO A POINT ON THE NORTH LINE OF THE AFOREMENTIONED TRACT"A" OF SAID GOLDEN GATE UNIT 1;THENCE ALONG SAID NORTH LINE FOR THE REMAINING TWO (2) COURSES AND DISTANCES, 1) NORTH 89°30'53" EAST, A DISTANCE OF 89.50 FEET; 2) THENCE SOUTH 75°29' 07" EAST, A DISTANCE OF 80.23 FEET TO THE POINT OF BEGINNING. LESS AND EXCEPT PARCEL BEING THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4098, PAGE 3967 AND PAGE 1131, PAGE 1230 ALSO BEING A PORTION OF TRACT "A", GOLDEN GATE UNIT 8 PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112, ALL OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF TRACT "A", GOLDEN GATE UNIT 8, PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID TRACT "A", SOUTH 00°29'07" EAST, A DISTANCE OF 649.27 FEET; THENCE NORTH 89°30'53" EAST, DEPARTING SAID WEST LINE A DISTANCE OF 336.31 FEET TO A POINT ON THE BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 1131, PAGE 1230, OF SAID PUBLIC RECORDS AND THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED; THENCE ALONG THE BOUNDARY OF SAID LANDS FOR THE FOLLOWING TWO(2)COURSES AND DISTANCES, 1) NORTH 03°16' 23" EAST, A DISTANCE OF 183.92 FEET; 2) THENCE NORTH 10°35'02" EAST, A DISTANCE OF 113.36 FEET TO A POINT ON THE BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4098, PAGE 3967 OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY OF SAID LANDS FOR THE FOLLOWING FIVE (5) COURSES AND DISTANCES, 1) NORTH 00°44'11" WEST, A DISTANCE OF 16.91 FEET; 2) THENCE NORTH 12°22' 36" EAST, A DISTANCE OF 31.94 FEET TO A POINT ON A CURVE TO THE LEFT; 3) THENCE NORTHERLY 78.51 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 577.88 FEET, A CENTRAL ANGLE OF 07°47'03", (CHORD BEARING NORTH 08°29' 05" EAST, A DISTANCE OF 78.45 FEET); 4) THENCE NORTH 89°15'56" EAST, A DISTANCE OF 89. 59 FEET; 5) THENCE SOUTH 00°44'11" EAST, A DISTANCE OF 116.40 FEET TO AN INTERSECTION WITH THE NORTH LINE OF THE AFOREMENTIONED LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 1131, PAGE 1230 OF SAID PUBLIC RECORDS;THENCE ALONG THE BOUNDARY SAID LANDS FOR ALL OF THE REMAINING COURSES AND DISTANCES, NORTH 89°15'49" EAST, A DISTANCE OF 86.04 FEET;THENCE SOUTH 47°36'49" EAST,A DISTANCE OF 196.55 FEET;THENCE SOUTH Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 13 of 18 9.A.2.d Packet Pg. 663 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 23°14'36"WEST,A DISTANCE OF 104.18 FEET;THENCE SOUTH 00°38' 10" EAST,A DISTANCE OF 75.04 FEET; THENCE SOUTH 89°25' 14" WEST, A DISTANCE OF 331.54 FEET TO THE POINT OF BEGINNING. RESULTING PARCEL CONTAINING 171.81 ACRES, MORE OR LESS. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 14 of 18 9.A.2.d Packet Pg. 664 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) EXHIBIT E LIST OF DEVIATIONS Deviation #1: Relief from LDC Section 4.07.02 B.2 PUD "Design Requirements," which requires PUDs to provide landscape buffers along the perimeter of PUD boundaries, to instead require no hedge or wall within the landscape buffers where the greenway is located. Deviation #2: Relief from LDC Section 4.06. 02 A "Landscape Buffers," which requires landscape buffers between separate land uses, to instead allow no landscape buffers between separate land uses internal to the PUD. Deviation #3: Relief from LDC Section 4.05.04 G "Parking Space Requirements," to allow a reduction in requirement of off-street parking spaces for consistency with the Golden Gate Parkway Overlay District and to meet actual parking demands. This includes: a. No additional off-street parking required for outdoor dining/seating areas for restaurants. b. If the subject property is within 330' of an improved public transit facility, such as a bus shelter, bus transfer facility,or park and ride site,the required number of off-street parking spaces shall be reduced by 10 percent. c. The affordable housing development shall have the option to reduce the number of off-street parking spaces by 10 percent. d. Parking for hotel uses may be shared with adjacent commercial properties under separate ownership, consistent with the previously approved parking agreement recorded in OR Book 2090, Page 1194.The parking agreement shall remain valid even if the RT parcel is redeveloped. Deviation #4: Relief from LDC Section 5.05.04 D.1., "Group Housing", which requires the maximum floor area ratio (FAR) shall not exceed 0.45 to instead allow an FAR of 0.60 for Group Housing uses within the PUD. Golden Gate Golf Course MPUD PL20210001047)April21, 2022) Page 15 of 18 9.A.2.d Packet Pg. 665 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) EXHIBIT F LIST OF DEVELOPMENT COMMITMENTS The purposed of this Section is to set forth the development commitments for the development of this project. 1. GENERAL A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close- out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD.At the time of this PUD approval,the Managing Entity is Collier County. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity,then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of their/its obligations upon written approval of the transfer by County staff,and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. B. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law." (Section 125.022, FS) C. All other applicable state or federal permits must be obtained before commencement of the development. D. Lights shall be shielded to avoid light spillage into other properties. E. At the time of Plat or Site Development Plan (SDP) the applicant shall provide errant golf ball netting or other engineering solution for development in the Golf Course Tract limited to the Golf Course and Driving Range. This shall include signed and sealed engineering drawings including but not limited to proposed location layout plans, errant golf ball devise design, and details to insure no golf balls exit the Golf Course Tract. 2. TRANSPORTATION A. The maximum total daily trip generation for the PUD (excluding RT Tract) shall not exceed 687 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. B. The maximum total daily trip generation for the RT Tract shall not exceed 234 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 16 of 18 9.A.2.d Packet Pg. 666 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) C. To promote walkability, pedestrian connectivity shall be provided between land uses and Collier Boulevard and Golden Gate Parkway. Pedestrian access from the Greenway Tract shall be provided to the "Residential", Public Use", and "Community Facility" project development tracts. D. 4± acres along the eastern MPUD boundary shall be reserved for future Collier Boulevard right- of-way improvements. E. Existing access points for the Commercial and RT Tracts on Golden Gate Parkway shall remain until each site is redeveloped. 3. ENVIRONMENTAL A. TREE PRESERVATION A total of 2,285 trees were found to meet Collier County's tree count criteria, in accordance with LDC Section 3.05.07;therefore,requiring a minimum tree preservation of 571 trees(2,285 existing trees x 25% = 571). Per LDC Section 3.05.07 A.2, trees which die shall be replaced with 10-foot high native canopy trees on a one for one basis. Total tree count for the MPUD = 571 trees Per LDC Section 5.05.15 G.2.e, existing trees shall be preserved and retained within the greenways, or within the golf course, at a minimum ratio of 1 canopy tree per every 2,000 square feet of greenway provided. The total Greenway area provided is 16. 45±-acres (716,562 SF);therefore, requiring a total of 358 canopy trees to be retained and/or provided within the greenways (716, 562 SF/2,000 SF = 358). The vegetation will be provided concurrent with development of each tract abutting the greenway. B. Best management practices shall be utilized for any use that may store hazardous materials. C. Prior to site clearing activities for each tract, the development footprint will be surveyed for potential listed plant and animal species. If listed species are determined to be present a management plan shall be provided in accordance with agency guidelines. 4. AFFORDABLE HOUSING A. The developer of the Residential Tract has agreed to construct up to 400 rental dwelling units for residents in income and rental ranges as approved by the Collier County Board of County Commissioners in the accompanying Developer Agreement. 5. UTILITIES A. The Owner shall convey a County Utility Easement(CUE) and declaration of restrictions of CUE to the Collier County Water-Sewer District for infrastructure through the property. The CUE and declaration of restrictions of CUE shall be 30 feet in width and shall extend from a point on Collier Boulevard (CR 951) to the northwest corner of the PUD. The CUE and declaration of restrictions of CUE shall be shown on any final subdivision plat and shall be conveyed in accordance with the Collier County Utilities Standards and Procedures Ordinance, free and clear of all liens and Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 17 of 18 9.A.2.d Packet Pg. 667 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) encumbrances, within six months of the effective date of this PUD Ordinance.The declaration of restrictions of CUE will be binding on future owners. 6. LANDSCAPING A. Landscape buffers adjacent to Golden Gate Parkway shall only be required for the Commercial and RT Tracts upon redevelopment of each parcel. 7. GREENWAY A. The passive recreation uses within the Greenway shall be identified at the time of plat or site development plan approval for each conversion project. Such uses may include, open space, nature trails, a park, playground, exercise equipment, and multi-use paths or other passive recreational uses that were vetted at the Stakeholder Outreach Meetings or approved by the Board of County Commissioners. B. The lighting and building or structure setbacks within the Greenway are subject to LDC section 5.05.15 H. Design Standards, however,the minimum average 50-foot setback and no less than 35 feet at any one location from lands zoned residential shall not apply to the shared common tract line between the Greenway tract and any internal conversion project development tract. The setbacks requirements are applicable to the shared common tract line between the Greenway tract and existing surrounding lands zoned residential. C. The County shall be the maintenance entity for the Greenway until such time the Board of County Commissioners elects to assign its responsibility to another entity. At the time of subdivision plat approval, the Greenway shall be recorded as a tract of land along with a recorded restrictive covenant and greenway maintenance easement over the conversion project development tracts, where applicable. Golden Gate Golf Course MPUD PL20210001047)April 21, 2022) Page 18 of 18 9.A.2.d Packet Pg. 668 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) l,` \ qt. rr. till, w'. yzLiz A FLORIDA DEPARTMENT Of STATE RON DESANTIS LAUREL M.LEE Governor Secretary of State May 2, 2022 Martha S. Vergara, BMR& VAB Senior Deputy Clerk Office of the Clerk of the Circuit Court Comptroller of Collier County 3329 Tamiami Trail E, Suite #401 Naples, Florida 34112 Dear Martha Vergara: Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your electronic copy of Collier County Ordinance No. 2022-13, which was filed in this office on May 2, 2022. Sincerely, Anya Owens Program Administrator ACO/mas R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270 9.A.2.d Packet Pg. 669 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Golden Gate Golf Course MPUD – RT Tract (PL20210001047) Deviation Justification September 15, 2023 Page 1 of 1 Deviation Justification-r2.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com 1. Deviation #5 requests relief from LDC Section 4.05.04, Table 17, Parking Space requirements for multi-family dwellings, which requires: All units shall have 1 parking space per unit plus visitor parking computed at 0.5 per efficiency unit, 0.75 per 1-bedroom unit, and 1 per 2-bedroom or larger unit. Office/administrative buildings shall have parking provided at 50 percent of normal requirements. Where small-scale recreation facilities are accessory to a single-family or multifamily project and intended only for the residents of that project, exclusive of golf courses/clubhouses, the recreation facilities may be computed at 50 percent of normal requirements where the majority of the dwelling units are not within 300 feet of the recreation facilities and at 25 percent of normal requirements where the majority of the dwelling units are within 300 feet of the recreation facilities. To instead allow parking to be provided at a ratio of 1 parking space per unit, with no requirement to provide additional parking for the leasing office or for recreation facilities. Justification: The intent is to convert existing hotel units into studio efficiency dwelling units that will have rents meeting the 120% AMI standard. The Developer has experience with three other Florida projects in which hotel to rental housing has been completed using the proposed parking ratio of .9 spaces per dwelling unit. Two of the below listed conversion have been completed and are greater than 95% leased and have no parking issues resulting from the parking reduction to .9 spaces per unit. The third facility is under construction and has been approved with the .9 spaces per unit standard. - 4970 Kyngs Heath Road, Kissimmee, Florida – 101 studio apartments - 4960 W Irlo Bronson Memorial Highway, Kissimmee, Florida – 198 studio apartments - 4694 W Irlo Bronson Memorial Highway, Kissimmee, Florida – 133 studio apartments The Developer is attempting to provide affordably priced studio rental apartments targeted to our local workforce. The parking demand is estimated to be similar to that for an urban hotel/motel which is just under 1 space per unit. Further, the project is well-located to provide alternative transportation modes other than automobile. The property has three CAT transit stops within 1,000 feet for convenient use by the tenants. Ride share services are also plentiful in the Golden Gate City area offering pick-up and drop off services in lieu of individual automobile usage. The property will also provide ample and conveniently located bicycle racks. It is becoming more common that E-bikes and scooters provide primary transportation for many of our area workforce. The site when converted from the hotel use to the rental apartment use, will be enhancing the on-site pedestrian connections from the site to link with the existing pedestrian system located on Golden Gate Parkway. 9.A.2.d Packet Pg. 670 Attachment: Att C - PL20230012392 CCPC Backup (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.ePacket Pg. 671Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com Project Location Map PROJECT INFORMATION GRADYMINOR.COM/PLANNING NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITIONS: PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing Styx Holdings Development, LLC (Applicant) will be held August 31, 2023, 5:30 pm at the Golden Gate Community Center in Meeting Room B (4701 Golden Gate Pkwy, Naples, FL 34116). Styx Holdings Development, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment (GMPA) and Planned Unit Development Amendment (PUDA). The amendments propose to modify Parcel 2 (Golden Gate Inn) of the Government Public Services, Residential Tourist and Commercial Subdistrict and Residential Tourist Tract of the Golden Gate Golf Course Mixed Use Planned Unit Development (MPUD) to allow an increase of the number of multi-family rental dwelling units from 98 to 215, and to provide 20% of the developed units for those qualifying at the 120% of the Area Median Income (AMI) threshold. The subject property (Parcel 2 of the Government Public Services, Residential Tourist and Commercial Subdistrict and Residential Tourist (RT) Tract within the Golden Gate Golf Course MPUD) is comprised of 6.1± acres and is located at 4100 Golden Gate Parkway in Section 27, Township 49 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information go to gradyminor.com/Planning. Any information provided is subject to change until final approval by the governing authority. 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Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA. 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id: 32430000004 35641320004 GOLDEN GATE PROFESSIONAL BUILDING A CONDOMINIUM GOLDEN GATE PROFESSIONAL BUILDING A CONDOMINIUM hrd parcel id: 46020000002 35640600000 GOLF CREST OF NAPLES A C ONDOMINIUM GOLF CREST OF NAPLES A CONDOMINIUM hrd parcel id: 46120000009 35640200002 ST LAWRENCE PARK A CONDO MINIUM ST LAWRENCE PARK A CONDOMINIUM hrd parcel id: 72180000000 35640400006 SUNSHINE APTS OF NAPLES INC A CONDOMINIUM SUNSHINE APTS OF NAPLES INC A CONDOMINIUM hrd parcel id: 75910000002 35641400005 GOLDEN GATE AREA CIVIC ASSOCIATION 4701 GOLDEN GATE PARKWAY NAPLES, FL 34116 Copy of POList_1000.xls 9.A.2.e Packet Pg. 674 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract 9.A.2.ePacket Pg. 675Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.ePacket Pg. 676Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.ePacket Pg. 677Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PETITION:PL20230012389 – GOVERNMENT PUBLIC SERVICES RESIDENTIAL TOURIST AND COMMERCIAL SUBDISTRICTPL20230012392 – GOLDEN GATE GOLF COURSE MPUD – RT TRACT August 31, 2023, Neighborhood Information Meeting (NIM) A copy of this presentation can be found on our website: GRADYMINOR.COM/PLANNING/ 9.A.2.e Packet Pg. 678 PROJECT TEAM: •Styx Holdings Development, LLC – Applicant •Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A. •D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor & Associates, P.A. •Michael Delate, P.E., Civil Engineer – Q. Grady Minor & Associates, P.A. •James M. Banks, PE, Traffic Engineer – JMB Transportation Engineering, Inc *Please note, all information provided is subject to change until final approval by the governing authority. 2 INTRODUCTION 9.A.2.e Packet Pg. 679 3 LOCATION MAP Golden Gate Golf Course MPUD 171.6+/- Acres Golden Gate Pkwy 3 Parcel 2 / RT Tract 9.A.2.e Packet Pg. 680 Future Land Use (FLU) Designation: Golden Gate City Sub Element, Urban-Mixed Use District, Urban Residential Subdistrict; and Golden Gate City Sub Element, Urban-Mixed Use District, Government Public Services, Residential Tourist and Commercial Subdistrict (Parcel 2) Current Zoning: Golden Gate Golf Course MPUD (RT Tract) Proposed Request: •Modify the Government Public Services, Residential Tourist and Commercial Subdistrict of the Golden Gate City Sub-Element to increase the number of multi -family rental dwelling units allowed on the Residential Tourist Tract, Parcel 2, of the Subdistrict from 98 to 215 with a commitment for income restricted housing. •Proposed increase in the number of multi-family rental dwelling units allowed on the RT designated tract, of the MPUD from 98 to 215 with a commitment for income restricted housing. PROJECT INFORMATION 4 9.A.2.e Packet Pg. 681 5 APPROVED SUBDISTRICT MAP 9.A.2.e Packet Pg. 682 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 6 APPROVED MPUD MASTER PLAN 9.A.2.e Packet Pg. 683 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 7 PROPOSED REVISIONS 9.A.2.e Packet Pg. 684 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 8 SUBDISTRICT TEXT *REVISIONS SHOWN AS STRIKETHROUGH/UNDERLINE 9.A.2.e Packet Pg. 685 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 9 SUBDISTRICT MAP SUBJECT PARCEL 9.A.2.e Packet Pg. 686 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 10 PROPOSED MASTER PLAN *ADD DEVIATION #5 TO RESIDENTIAL TOURIST TRACT 9.A.2.e Packet Pg. 687 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 11 PROPOSED MASTER CONCEPT PLAN NOTES 9.A.2.e Packet Pg. 688 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 12 PUD DOCUMENT EXHIBIT A – LIST OF PERMITTED USES EXHIBIT E – LIST OF DEVIATIONS EXHIBIT B – LIST OF DEVELOPMENT STANDARDS 9.A.2.e Packet Pg. 689 13 DEVELOPMENT COMMITMENTS 9.A.2.e Packet Pg. 690 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Golden Gate Conversion to Attainable Housing Collier County AHAC July 18, 2023 9.A.2.e Packet Pg. 691 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 9.A.2.e Packet Pg. 692 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf -Motel Conversion creates unique opportunity to convert “defunct” hotel into a Class A attainable product -The project will consist of 215 studio apartments with 22.8% of apartments income restricted at 80%-100% of AMI, and ALL apartments income restricted at HUD’s rent limits for workforce housing -The redevelopment will feature Class A amenities including pool, fitness center, event space and entertainment facilities, clubhouse, business center, yoga studio, dog grooming center, on-site laundry facilities and bicycle storage and repair facility -The site will be brought up to Collier County landscaping and site development standards -The redevelopment will generate less traffic than that of the hotel/restaurant/golf course facilities -Provides a crucial need for the “Missing Middle” in Collier County Conference Presentation 16 Golden Gate Motel Conversion Opportunity 9.A.2.e Packet Pg. 693 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Planning for Housing What is the “missing middle”? Whose housing needs are not being met? Why new construction isn’t effective for attainable housing The Teale Approach to Attainable Housing 9.A.2.e Packet Pg. 694 The Missing “Middle” •Market-rate “attainable” housing for those earning 80% to 120% of AMI •Small living units for those seeking independence •Housing with less barriers 9.A.2.e Packet Pg. 695 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Why Smaller Units Make Sense •77% of all owner-occupied housing in Collier County households are 1- or 2- person households, 60% of renter-occupied housing are 1- or 2-person households •Increases “affordability” by paying for less square footage Owner-Occupied Units Renter-Occupied Units 9.A.2.e Packet Pg. 696 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Supply Does Not Meet Demand Out of 17,066 rental units only 299 are Studios! -Lack of inventory to serve smaller households -Limited supply for those relocating to Collier County for work -Where do hospital residents, traveling nurses, etc live? -How do individuals transition to “independence” 2% 32% 49% 17% 0% Rental Units within 10 Miles of Naples CRA Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 9.A.2.e Packet Pg. 697 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Construction Cost per Square Foot [SF] Cost per SF, net of landApartment Type•Density drives up cost •No availability of “low density” land •Wages have not kept up with construction cost increases 9.A.2.e Packet Pg. 698 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Market -based solutions to housing issue Current Market Solutions •Extremely long commutes, decreased quality of life and recreation time •Roommates and group housing, lack of independence •Sub-par living standards •Unsafe living conditions •Lack of security (daily/monthly rent adjustments) 9.A.2.e Packet Pg. 699 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf •Affordability does not sacrifice quality •Class A community with less square footage •Professional management •True amenities •“True” multifamily -12-month leases -Occupancy restrictions consistent with Fair Housing Laws •Credit and criminal background checks •No short-term rentals, AirBNB or Subleases The Teale Philosophy 9.A.2.e Packet Pg. 700 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf The Teale – Before and After 9.A.2.e Packet Pg. 701 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf The Teale – Before and After 9.A.2.e Packet Pg. 702 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf The Teale – Before and After 9.A.2.e Packet Pg. 703 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf The Teale – Before and After 9.A.2.e Packet Pg. 704 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf The Teale – Before and After 9.A.2.e Packet Pg. 705 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf The Teale – Amenities 9.A.2.e Packet Pg. 706 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Communal Clubhouse Space 9.A.2.e Packet Pg. 707 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf The Teale – Studio Apartments 9.A.2.e Packet Pg. 708 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf The Demand for Attainable Housing •Every building virtually pre-leased •57 move-ins on one day •4,400 inquiries; over 1,000 tours 9.A.2.e Packet Pg. 709 Design Concepts – A Stately Approach 9.A.2.e Packet Pg. 710 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Design Concepts – Classic Colors with Branded Accents 9.A.2.e Packet Pg. 711 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Design Concepts – Charming Opportunities 9.A.2.e Packet Pg. 712 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 9.A.2.e Packet Pg. 713 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 9.A.2.e Packet Pg. 714 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf 9.A.2.e Packet Pg. 715 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf NEXT STEPS •HEARING DATES: •CCPC – T BD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 •BCC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 *Please note, all information provided is subject to change until final approval by the governing authority. 39 9.A.2.e Packet Pg. 716 Project information and a copy of this presentation can be found online: HTTPS://GRADYMINOR.COM/PLANNING/ Collier County Growth Management Department (GMD) Public Portal: CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWEB/PLANNING/LOCATOR PL20230012389 PL20230012392 CONTACTS: •Q. Grady Minor & Associates, P.A.:Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144 •Collier County Staff: PUDA: Laura DeJohn, Principal Planner; Laura.DeJohn@colliercountyfl.gov, (239) 252-5587 PROJECT DOCUMENTS AND INFORMATION 40 9.A.2.e Packet Pg. 717 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 1 of 32 Wayne Arnold: 00:01 All right. Good evening, everybody. My name is Wayne Arnold and I'm with Grady Minor & Associates. I'm a Professional Planner. This is Sharon Umpenhour with our firm. She's going to be running the audiovisual equipment and recording the meeting. We've got a team of folks. Sharon's got my clicker, but she'll advance through that. Got a team of people here representing the applicant. Styx Holdings Company is under contract to buy the Golden Gate Inn and that property. And Rich Yovanovich, our Land Use counsel's here. Introduced myself. Civil Engineer for the project, Mike Delate and our Transportation Engineer, were both unable to make it tonight, so I don't think those are primary issues for the project. So with that, I want to get started. 00:45 We're here for two applications with the County. We have a small scale conference and plan amendment that we're doing to an existing subdistrict we created that was encompassing all of the property that the County owned, which was the golf course property. And then this property was also brought into that same process last year. 01:05 So we're amending that to make provisions for the housing project that we're talking about tonight, as well as the companion zoning document. We'll be making modifications to that to reflect the hopeful change in use from the hotel to the residential. 01:21 So pointing out the PUD and Comm Plan amendment is everything in the yellow on the right side of that. So that's all of the County property as well as the hotel property that's independently owned. And then the subject property we're talking about tonight, we're not talking about the balance of the golf course project. We're talking about only the Golden Gate Inn property tonight. 01:41 So Styx, as I mentioned, is under contract to purchase the property and I'm going to give you a brief overview for a few minutes and Ryan's going to come forward and talk to you a little bit more about the specificity of what they're proposing to do at the hotel and then we're going to have some questions and answers and our goal is to wrap all this up in the next 45 minutes. 01:59 So with that I'm going to talk a little bit about it. So we're modifying what was designated as the Residential Tourist District under the comprehensive plan and the zoning 9.A.2.e Packet Pg. 718 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 2 of 32 document because that's where the hotel existed. So that's the residential tourist component. So we're trying to make provisions for the hotel to go away and to be replaced by up to 215 efficiency apartments. So Styx would convert the hotel and part of the clubhouse that's existing to 215 rental units. And so we had to make changes to the subdistrict to make provisions because right now it allowed 98 multifamily units. We're increasing that to 215 and we're making some restrictions for income restrictions on the property, which is something that Collier County has been looking for every time we amend the comprehensive plan to look at affordable housing commitments, and we'll get into those a little bit later. 02:53 This is a copy of the Zoning Master Plan. It's really busy. Golden Gate Parkway is over here. This is the hotel tract we're talking about tonight. You can see all these arrows. It indicates ingress and egress points because they'll share access with the County's property to the west, to the east and to the south. So because some of you all have been following all the goings-on, this is going to be the proposed new location for the State Veteran's Home, and that'll be a separate application that the County will file. This is an independent application of the County's effort. 03:26 So proposed revisions. We have all this text and the important part of the text is that Styx development is making commitments that 22.8% of the total housing and then they put specific numbers, 24 units, would be rented at certain income restricted rates. And I'm going to let Ryan tell you what those are. And then we've added a deviation for parking because there's some old documentation that exists for shared parking agreements between Collier County and the hotel property. We're probably going to go back and revise those independent of the zoning. It'll be a separate agreement with Styx and Collier County assuming that this deal goes through. And then there's going to be some shared parking on the property and then we'll have some reductions because the function for these studio units doesn't have the same demand for parking that other two and three bedroom apartment complexes would, so we've asked for a deviation for the parking. 04:24 These are just some of the standards. This tract itself is about six acres in size. Out of the 160 acres, that's the County property that includes the future golf course. We have development standards that we really haven't changed those development standards other than the unit size. We've asked for minimum unit sizes of 250 square feet. That's about the smallest size of 9.A.2.e Packet Pg. 719 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 3 of 32 any of the hotel rooms that are there. So it would allow them to go in and modify and allow the hotel room to be converted into a studio apartment. 04:56 Again, we've repeated the commitments here on income restrictions, and I'm going to let Ryan go into those in detail since he's the one who's making those commitments. And then we have some images that I'll let Ryan go through and tell you all about what they're proposing to do here. So Ryan, I turn that over to you and if you need a pointer there. Ryan Hyler: 05:15 I do. Wayne Arnold: 05:15 Sure. Ryan Hyler: 05:16 So I'm Ryan Hyler with Styx and my partners David Tuttle and Julie Tuttle up here as well. Go on up guys, you're going to be a part of this. So appreciate everybody coming out tonight. So we have the Golden Gate Inn under contract with the hope of converting the existing building and building footprint into an affordable attainable workforce housing product. And we have done this successfully in other markets in Florida. And basically we do it all studio product and these will range from 300 square feet up to about 450 square foot, and we develop it as a Class A product with solid surface countertops, pool, fitness center, gyms, et cetera. All the things that you would see in a brand new ground up development. But the sacrifice that you're making to make it affordable is the size of the apartment itself. 06:09 So this is the existing property. So we have two four-story buildings that are part of the property. One smaller two-story building, and then the clubhouse, restaurant and pool where the Tiki Hut used to be. So we will convert all of these buildings, renovate them all, bring new life to it. This property or this building today I think is around 70 hotel rooms and those rooms will be converted one-to-one to studio apartments. 06:45 This building I believe is around 90, and the ground floor of that building was never fully built out. It was used as golf cart storage for the golf course. So we're basically going to take the same rhythm of units that exist on the floors above and just bring that downstairs to add more units and then that's 12 apartments right there. 07:08 And the center Clubhouse building will contain all of our amenities for the property. So that'll be our Clubhouse. 9.A.2.e Packet Pg. 720 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 4 of 32 Clubhouse, we'll have a dining space, fitness center, yoga studio. We have a lot of pet owners in our products so we'll do a dog wash stations and things like that. And then we'll pick up about 10 more apartments in that building as well. 07:31 So this is kind of small I see on this screen. So ultimately we'll have 215 apartments. About 49 of those will be income restricted at 80% and a 100% of area income. So that's a $40 to $50,000 a year income range for those apartments. But then the other thing that we're doing is we are rent restricting the entire property. So the entire property will be rent restricted to 120% of area median income, which I believe off the top of head is around $80,000 a year and those rents are around 2000 a month. 08:11 So our rental rates on the low end will be about $1,400 a month. On the high end, will not exceed around $2,000. And that includes all of your utilities, water, internet, cable, Valley Trash Service that comes in, actually gets your trash from your front door every day and throws it away for you. So all in, it's a very attainable product. 08:37 So one of the things I want to talk about is that the idea that we see in very expensive communities is the idea of the missing middle. So you have this ecosystem that exists where you have public dollars that come in and they help the homeless, they build emergency shelters, and then you have transitional housing programs that are all supported by federal, state, local money. Then on the expensive end you have homeownership, you have market-rate rental. But then there's this area kind of in the middle that there's not a product type that really fits the bill. And so what we believe is our product actually builds that middle gap that exists between government assistance and high end private housing. 09:30 So it is market-rate, it's private dollars, but it's an attainable product. And again, it's a smaller unit as the sacrifice that you give up for affordability. The other thing that it offers is actually less barriers when it comes to finding a new home. So because all the utilities are included, you are not having to post additional electric deposits, you don't have additional credit checks, things like that. So you're able to move in much easier than you would with standard housing. 10:05 Okay, so in Collier County, 77% of all owner-occupied houses are one or two person households, and about 65% or 60% of all 9.A.2.e Packet Pg. 721 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 5 of 32 renter-occupied households are one or two person. So well over half of the population is one or two people, but the majority of new developments are 2, 3, 4, 5 bedroom. And so that greater encumbers the idea of affordability is you're paying for much, much more space than you need. And so the studio product makes sense where the majority of your population is one or two people. 10:47 So in a 10-mile area of Downtown Naples, you only have out of 17,000 rental units, less than 300 of those are studios. And so it further just adds to the idea that you don't have small spaces that are attainable and affordable. The vast majority, actually 49% of all the rental units in that trade area in 10-miles of Naples are two bedrooms. 11:17 So the other thing to think about is the cost of construction and how that relates to attainability and affordability. So you think that density actually rewards affordability, but the taller you build, the more expensive it gets, right? And so you build a brand new high-rise, it's going to be the most expensive product in the market. So taking an existing building where the foundation is in good shape, where the walls are in good shape, the structure's in good shape makes it much, much more affordable to actually be able to provide something that is cost conscious. 11:55 So what we have seen for other market-based solutions is honestly pretty crummy analytic. So you have situations where you have what was happening exactly in the Golden Gate Inn, you have people that have done bad renovations, that didn't pull permits, that have life-safety issues and people living in apartments that are substandard. Then on the other side of that, you have group housing, you have multiple roommates or you live an hour away and you lose two hours of your life sitting in traffic every day. 12:29 And so this product type gives independence. It's a brand new redevelopment. It's nice finishes, it's clean, it's professionally managed, which is also I think important with onsite maintenance folks. So if you do have a light bulb that goes out or if your air conditioner isn't working, you can call someone and they come and fix it for you right then. 12:52 So actually I'm going to ask Julie to kind of talk through our philosophy on management, building a sense of community and then ultimately get into the redesign of other properties. 9.A.2.e Packet Pg. 722 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 6 of 32 Julie Tuttle: 13:02 Sure. So we've had the privilege of doing this before, which I think is important to Ryan's point about people that have maybe not done it in a fashion that other people will be proud of. So we have a community in Kissimmee, and so the images that you'll see here are from our community. So these are not stock photos, these are things that we've really done. 13:25 But our goal is much like what Ryan was saying is we don't feel like just because something is more affordable to live in, it should look any different or it should have any less design features or have a sense of aesthetically pleasing. So what our goal is we run just exactly a market-rate class A, which means the top look, feel and experience. It's just in a smaller space in terms of the actual apartment. But from a community standpoint, it has all the amenities that a community would have, and we actually try to build those communities so that they're an extension of their own home so they have extended living spaces or feel comfortable that if they're working from home or if they have once agreed outside or that sort of thing, they have other spaces outside of their four walls to do that. 14:15 We have used professional real estate management company, in Kissimmee, we use the largest third-party apartment manager in the country. They do a standup job, they have onsite management, they have onsite maintenance. It is truly a turnkey experience. It's not calling somebody on the phone and waiting six days. It's not like a lock box on the front door and wait for some random person in a pickup truck to come fix your sink. It is professional and it is on time. So that's something that's really, really important to the experience of living in one of our communities and something that we'll always keep in place in terms of that management. 14:57 It is true multifamily, so it is just like along with the professional management, it's got it's got structures in place, so it's got background checks, credit and criminal background checks that would happen just like a regular apartment community. You would have all of the Fair Housing Laws remain intact, and we do 12-month, 15-month leases. These are not short-term stays. Ryan Hyler: 15:22 No AirBNBs or things like that. Julie Tuttle: 15:22 Yeah, we restrict subletting at our leases. So that's not an applicable use on any of our communities. 9.A.2.e Packet Pg. 723 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 7 of 32 15:31 So this was before and after. So this was a Red Roof Inn. Everybody kind of knows what a Red Roof Inn looks like, so you can see what this looked like before. And then our aesthetic design was like, Hey, we're going to keep it neutral, but we're going to have some nice design pieces to it. We want to keep it light, bright, airy, make it feel very nice and natural. A lot of these motels kind of have that Palm Springs look or you guys have some really lovely architecture here that we would pull from in order to add some new design features to what we would like to do at Golden Gates. But something that fits in with the natural and existing architecture, community design style. 16:07 I talked to Connie earlier and I'd love to talk to you later. We always try to bring in something that's local. You know that's something that's really important to us in building out these communities because we don't want to take away from any of the history or the culture or the existing art that's already in this community and if there's some way that we can bring awareness to some of that or we could actually build it up a little bit more with big murals or with art exhibits or with our stuff, we don't like to do cookie cutter things inside with our designs. We'd like to partner with local artists so that the design features on the interiors or really something that's one of a kind, something that's really local and has a story with it. That always adds more to the community. It's always great when you bring people through and it's really just automatically has some built-in community features, so that's something that we'll do automatically. 16:57 We'll need some help with that and wanting to be pointed in the right direction or somebody that's an emerging artist that maybe needs to get a little bit more attention that we can do that and provide some money to. That's what we would like to do with this community as well. 17:09 But here you can see we painted it all white. We have it's called The Teale, so we kind of keep in that sort of that color wave in terms of teal, but it's light, it's airy, it's nice, it's clean, and it fits in really well with that existing aesthetic there. 17:31 So this was the original motel, kind of a typical motel room. This is the exact same footprint here. So what we've done is the biggest piece of this is adding the kitchens. The kitchens are quite substantial, particularly for something of this size. So in here we've got lots of cabinet space. The cabinets go all the way to the ceiling so that we can maximize the cabinet and storage 9.A.2.e Packet Pg. 724 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 8 of 32 space. We've got a full-sized dishwasher, a disposal, a pull down faucet sink. There's a two-burner, you can't see it right here, but there's a two-burner range right there for cooking. There's a convection microwave, so you can do confection oven or microwave oven, and then there's a refrigerator here too. So really every single amenity that you would have in any kitchen that you would find that would be deemed reasonable to live in, we've got all of those features here. And that's something that is the exact same aesthetic and technical specifications that we would put inside the Golden Gate product. 18:32 We've updated the finishes and the features of the bathrooms. I don't know if we have a bathroom photo here. Ryan Hyler: 18:37 I do. Julie Tuttle: 18:37 Yeah. So again, make it nice, make it lovely, make it new and not skimp on the features that are really comfortable and appropriate for everyday living. 18:54 Because our city apartments, we don't have in-unit washers and dryers, but we do have community laundry. So this was a former community laundry. It's not really community, but the hotel laundry space that we converted made sense. There was kind of this features there for washers and dryers. So we have a community laundry room that's again, light, bright, effective and really it's a part of the community ecosystem for the community. 19:21 Fitness center, we put brand new fitness centers in every single one. That's kind of an amenity that you got to have, and so we have that too. We also have access control systems in our interior amenity spaces so people can go at their leisure. Often people particularly nowadays have all kinds of work schedules. So that's something that's a 24-hour access pass for making sense for someone's work schedule. They can come in if they come home at 6:00 PM, if they come home at 4:00 AM or whatever it is, and that's part of their regular schedule, they'll have access to that, but it will remain secure. 19:54 So we have clubhouse space, we have an office, we'll have onsite office and generally part of that. We have a larger clubhouse space that we like to deck out really nicely so people can come and lounge, they can come and work, they can come visit us in the office if they have people over and they want to use it's often a great space because it's just an additive. It's an 9.A.2.e Packet Pg. 725 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 9 of 32 extension of their own living space and we want people to use it that way. It's always really lovely to see how people use a community space. I mean there's always something new and different going on, and I think best's part of this is we don't want to dictate it so much that you have to do certain things inside of it because we really want it to be the community members that make it their own. So our goal is to make it really nice and inviting and have enough space for people to do things in it, not just some check mark of a thing that we have to have that nobody actually really uses. 20:45 So these are two examples. So the properties that we have down in Kissimmee are actually two different properties. So these are the community spaces of both of those. 20:58 This is kind of going back here, but this is a review that we have for that community there. It's called The Teale, and it is just that people have really appreciated that there's something that is more affordable in the market, often in many lovely places like you guys have here. Lots of people want to be there and then it becomes something that not everyone can afford. And so when we have people that work in the hospitals or work in these service industries and really need to be local to where they're living so that they can get to work timely and to service the community, it's really imperative that this is part of the structure of a community is to have something affordable. So all we're doing is having something affordable that the community can be proud of, that the neighborhood can be proud of, and somebody that lives here can be really proud of too and it kind of solves a host of current issues. 21:48 But this feature review here just kind of talks about how they appreciated that they had all the things that they needed and it was nice and it was convenient to where they were working. 22:00 You still working through that? Ryan Hyler: 22:01 Yeah, so when we talk about the demand for this product type, so we opened five individual buildings in Kissimmee and virtually every single one was pre-leased. And the busiest day we had, we had 57 move-ins in one day. And so I would fully expect to see that type of demand here as well just because you don't have a product that's really there in this price point. Julie Tuttle: 22:28 We'll roll through here real quick. The property itself, if you're familiar with it's such a lovely property already. It really has 9.A.2.e Packet Pg. 726 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 10 of 32 such great potential. It has such nice landscaping, it has really great green spaces and that we just want to add to that. So there's that long drive as you come in. We think that there's some really great opportunities to really set that apartment, that really nice and calming approach as you come home or if you come by to visit. So we've taken some spaces and really Florida has just a flurry of examples of that that works really, really well. You guys have fantastic landscaping and so many different options for landscaping here and things that thrive here but don't thrive in South Carolina. So we plan to really deck this out and make it something that very similar that you would see in parts of Naples, Palm Beach, that sort of thing. And we've got some kind of concept aesthetic examples there. 23:19 So in general, we want to keep it, you know the buildings themselves will be fully renovated. They've got the exteriors will have some updates as well. We want to keep them relatively neutral, but have some of those accent colors that are similar to our brand colors. Teal is obviously one of those. And we've found some examples, some local examples and some things that we feel like really suit that and can really be applied here so that it's something that will look really fresh, nice, something that the community can be proud of without completely doing something completely different, which is what's really nice about a renovation or an existing building. We can kind of take the things we like and keep them and take the things that maybe need some improvement and change those. 24:06 There's always opportunities too to do something that's a little bit clever or some charm. There's lots of really great examples here. We've been here, gosh, for weeks in different back and forth and we've just taken pictures from going through communities and what's already here and what can we lean into and what's an existing architectural detail that we can add to this. And really that's all we're doing. We want to make sure that it blends in. We want to make sure it works well with the existing architecture. And so we're taking little bits and pieces and we'll add that in here for little opportunities for playfulness and charm and something that feels really fun to live in. 24:40 I think that's most of it. Ryan Hyler: 24:46 Yeah. Julie Tuttle: 24:46 This is just another project that we have that we're doing a very similar thing to. The top picture is its existing condition and then 9.A.2.e Packet Pg. 727 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 11 of 32 the bottom is the rendering. So after we're able look much different, but it's a very similar project in Kissimmee, another one. 25:01 You got... All right? Ryan Hyler: 25:02 Yes. Julie Tuttle: 25:03 We also have another one of these in North Charleston, South Carolina. Very similar conditions in terms of that community is getting priced out of real estate in lots of different ways, particularly anyone who makes $15 to $18 an hour, it's becoming impossible to live anywhere near that... Forget Downtown Charleston, you can't get anywhere close to that on there. So their rents have skyrocketed. We're trying to find some infill development that makes sense. So the people can do the same thing. They can live closer to where they're working every single day, but it's affordable and it looks nice. So this is again, very similar concept of a hotel that we're converting right now and will have kind of a similar vibe. 25:44 So we have kind of a method and a pattern and that sort of thing down now, and really we want to bring that experience and community driven philosophy to the Golden Gate project. Wayne Arnold: 26:00 Thank you, Julie. Thank you. Julie Tuttle: 26:02 Sure. Wayne Arnold: 26:02 Great presentation and Ryan, same. 26:06 So I think what we'd like to do is take some Q&A if you have some and try to answer some additional questions. But one of the things I'd point out, we are in a review process. We just got a comment letter from staff, so we're in the process of responding to a few other questions. We don't have hearing dates established yet. Our goal would be to get this approved by the end of this year. It's moving fast. The County has some expedited reviews that are available for affordable housing projects. So the County's been cooperating with us on that regard. And like I said, we don't have the hearing dates set yet, but our goal is to be approved by the end of the year. 26:39 So with that, we'll take some questions. If you'll just raise your hand, we'll call on you one at a time and make sure we speak loudly enough so Sharon can get the image. Yes sir. 9.A.2.e Packet Pg. 728 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 12 of 32 Speaker 4: 26:49 Is there another entrance off of Golden Gate Parkway or they're going to use 44th Street, [inaudible 00:26:57]? They're going to use the existing corner to come in? Wayne Arnold: 27:00 The access points for the project will largely remain where they are. The County does want to work with us. They have a desire to utilize part of the site to gain a secondary access point potentially for the Veterans' Home that would be behind us. Speaker 4: 27:14 Oh, that's south on Collier? Wayne Arnold: 27:15 Yes. So our accesses will remain on Golden Gate Parkway and then there'll be a cross access easement that gets us over to Collier Boulevard. Speaker 4: 27:22 See, I thought this whole thing was the old hotel. Ryan Hyler: 27:24 Yeah, it is. It is. Yeah. So by and large, the entrance will kind of stay where it's today. Speaker 4: 27:30 Okay. Wayne Arnold: 27:30 Master plan. So you can see in this image, so this is our property. There's a couple of access points that are actually on the property to Golden Gate Parkway. There's a cross access easement agreement that gets us over to Collier Boulevard behind the other condominiums. Speaker 4: 27:46 Thank you. Wayne Arnold: 27:47 Yes, sir. Yes sir. Speaker 5: 27:49 Once you start construction, do you have an estimate of how long this is going to take? Ryan Hyler: 27:53 Yeah, so we will phase each building and we think that the first building will take probably 10 months, and I think we're probably a year and a half from start to full completion. Speaker 5: 28:05 Thank you. Wayne Arnold: 28:05 I saw a hand up back here. Yes, sir. Speaker 6: 28:08 Being that you have the entrance to this complex and Veteran Center on Golden Gate, just your complex is going to have at least another 800 cars in the traffic of being a 100 yards away 9.A.2.e Packet Pg. 729 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 13 of 32 from a light. Have you done any studies on how that traffic influx is going to affect that area? Ryan Hyler: 28:33 We did. So when we went through this process a year or so ago to establish the zoning for this property, this piece of property that we're talking about tonight, the residential tourist property that contains a hotel, it allowed for 98 multifamily units, 158 room hotel and 60,000 square feet of commercial. So the trip analysis was based on the highest of those uses, which was the commercial component. So by us increasing the density for the residential, we still don't exceed the density or the intensity of traffic that was associated with the site when it was, could be potentially all commercial. Speaker 5: 29:07 I think there's nowhere near 800 cars. Ryan Hyler: 29:07 Right. Julie Tuttle: 29:14 Yeah. Our experience is that it really, really limits the number of trips a day based on as a multifamily community versus the hotel that it was previously. That's been our experience with our current communities. Ryan Hyler: 29:29 So in our current communities, for every 100 apartments we have about 75 cars. So it's actually lower impact than most multiple uses. Wayne Arnold: 29:38 And I think one of the other advantages of the location here, you've got three CAT bus stops that are within probably 700 feet of the property. You've got one on Collier Boulevard and two on the Parkway. And then we also then can distribute the traffic after Collier Boulevard for southbound movements. And frankly, a lot of these residents would probably work at our local shops and the hospitals and things that are close by anyway. Ryan Hyler: 30:02 And let me also say, the County's actually in the process of studying from a completely separate from our project, they are studying that intersection and they have their own planned improvements to help alleviate some of the traffic problems there longterm. Wayne Arnold: 30:16 Yeah, as part of their longer term project, they're going to be rebuilding parts of Collier Boulevard. So the golf course is going to accept some of the water management and some of the lanes for expanding Collier Boulevard in that area. 9.A.2.e Packet Pg. 730 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 14 of 32 30:27 Yes, ma'am. Speaker 7: 30:28 What about, I don't know what they're really called, but the goofy two-story building right on the parkway. It doesn't belong to the hotel property? Wayne Arnold: 30:36 No. It does not. Speaker 7: 30:38 What happens with that? Ryan Hyler: 30:42 So those are individually owned condos, and so I think there are maybe- Wayne Arnold: 30:45 You're talking about these buildings right here? Ryan Hyler: 30:47 Yeah. Julie Tuttle: 30:47 The one that's right there, that- Speaker 7: 30:47 The one that's right across from the Sunshine and the gas station. Wayne Arnold: 30:52 Yeah. Ryan Hyler: 30:52 Yes. Wayne Arnold: 30:53 That is a separately owned condominium building that's not part of this proposal. It will remain in its current form for however long the owners intend to keep it that way, but it's not part of our proposals. Yes, ma'am. Speaker 8: 31:05 What about that other big building that's like... Wayne Arnold: 31:12 In the front? Julie Tuttle: 31:12 It's here? Ryan Hyler: 31:12 Right here? Wayne Arnold: 31:12 Yeah, sorry. Speaker 8: 31:13 Is that in with y'all project? Wayne Arnold: 31:14 No. 9.A.2.e Packet Pg. 731 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 15 of 32 Ryan Hyler: 31:15 That is not included in this. Speaker 8: 31:16 Sore eyes, like oh- Wayne Arnold: 31:17 So that property is now owned by Collier County Government. Speaker 8: 31:20 Is it? Okay. Wayne Arnold: 31:20 Yes. And the County has plans to cooperate with the School Board to put a training center in that building. Speaker 8: 31:25 Okay. Wayne Arnold: 31:25 So they'll be renovating that space. Speaker 8: 31:26 Okay, awesome. Wayne Arnold: 31:27 Yes sir. Yes sir. Speaker 9: 31:29 Are there any governing documents or rules that your renters have to comply to as far as their actions and their way they treat the property? And as far as a year from now- Wayne Arnold: 31:41 That's the other thing- Speaker 9: 31:44 ... you know I'm getting very excited about it, but a year from now, two years from now, we're fully rented and the people are embedded and the pickup trucks start coming in with the ladders and demands- Wayne Arnold: 31:51 And then- Julie Tuttle: 31:52 The lease speaks to all that, yeah. Speaker 9: 31:54 ... and going on and on. So is there a lease that you use with your other properties that we can review or look at to see what- Julie Tuttle: 32:01 Potentially. Speaker 9: 32:03 ... the rental responsibilities are? Julie Tuttle: 32:04 Sure, potentially. So what I'll say is we use a National Apartment Association Lease. It's governed by state, but it's a National Apartment Association Lease and it governs just that. It governs what people can and can't do in the apartments, how people 9.A.2.e Packet Pg. 732 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 16 of 32 treat each other in the apartments and what our rights are when somebody does something that's- Ryan Hyler: 32:23 Against that. Julie Tuttle: 32:25 ... in conflict with that. It's a strong lease and we have opportunities in there that if things are not happening the way they should that we can take action on that. There's probably an opportunity to look at the National Apartment Association Florida Lease. Speaker 9: 32:43 Well, what lease do you use on your other properties? Can we preview the lease that you're using right now on your other properties? That- Julie Tuttle: 32:49 I would've No problem with that. Speaker 9: 32:50 Okay. So how would we do that? Is it on your website or? Wayne Arnold: 32:53 Well, what you can do, Julie, if you're willing to share that with Sharon? Julie Tuttle: 32:55 Sure. Wayne Arnold: 32:56 We can post that on our website. Or if you signed up or you'd like to tell Sharon you'd like an email copy- Julie Tuttle: 33:01 It'll be a sample lease of something that we're using today. I can't say that it's going to be the exact same thing that would be used when we go in enforce, but it'd be something very similar. Speaker 9: 33:08 But is it- Julie Tuttle: 33:08 It is a document that would be- Speaker 9: 33:09 It's a dynamic document that you use with your current register? Wayne Arnold: 33:11 Yes. Julie Tuttle: 33:11 It is. Wayne Arnold: 33:11 Yes. 9.A.2.e Packet Pg. 733 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 17 of 32 Speaker 9: 33:11 Okay, it's got a [inaudible 00:33:14]? Julie Tuttle: 33:11 It is. Wayne Arnold: 33:11 Yeah, yeah. Julie Tuttle: 33:11 It is not. Wayne Arnold: 33:11 Yeah. Julie Tuttle: 33:17 It is like 40 pages. It is not like- Speaker 9: 33:20 You should see our owner documents. Wayne Arnold: 33:21 Yeah. Julie Tuttle: 33:21 Yeah, no, like I get it. It is something that if we're going to manage the property... It's one thing if we're not, like if I turn it over and say, "Hey, I don't care, let's figure it out later." But it's something that we know because there's professional management there so it doesn't ever get turned over and not managed ever. Ryan Hyler: 33:49 And not like the condos in the corner where there are individual- Julie Tuttle: 33:49 It's not a condo association. Ryan Hyler: 33:49 Right. Julie Tuttle: 33:49 There's one owner. Ryan Hyler: 33:49 So there's- Julie Tuttle: 33:49 There's not an experience where there's conditions related to that. It remains professionally managed the entire time. Ryan Hyler: 33:56 So to speak to that a little bit more though, so this property will have anywhere from five to seven full-time employees. The leases are 12 to 15 months. So the employees, the manager, the facilities folks, they know the tenants, right? They know who they are. The tenants go through credit checks, criminal background checks, income verification, employer verification, all of those things. And so to Julie's point, if there are noise 9.A.2.e Packet Pg. 734 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 18 of 32 violations or if there... There will never be a vehicle on blocks in the parking lot. Like that is never going to happen here. Speaker 9: 34:32 If that doesn't make, I'm sorry, is the manager onsite? Ryan Hyler: 34:35 They don't live onsite. It's a full-time job. Wayne Arnold: 34:38 We've not had good experience with managers living on site and getting into favoritism and they're helping one resident out and the other. So we don't do that as a company across the board. Julie Tuttle: 34:47 But we're happy to share a sample lease, okay? No problem. Wayne Arnold: 34:50 Yes, ma'am. Speaker 10: 34:50 That was one of my questions. Wayne Arnold: 34:50 Okay. Speaker 10: 34:52 My other question is, someone had talked about parking. Wayne Arnold: 34:55 Mm-hmm. Speaker 10: 34:56 Are people who drive trucks going to be allowed to live in these studio apartments or you know a lot of HOA and gated communities- Wayne Arnold: 35:02 [inaudible 00:35:05]. Julie Tuttle: 35:02 Like an 18-wheeler? Speaker 10: 35:10 No, like an F-150? There's a lot of communities that don't allow. Julie Tuttle: 35:11 Oh, yeah. A truck, like a regular vehicle. A commercial vehicle might have some restrictions, but a regular vehicle is allowed. Yes. Speaker 10: 35:21 Okay because that's the price point. These are our tradesmen and workers. Wayne Arnold: 35:25 Yeah. Julie Tuttle: 35:26 Yeah. Yeah. I mean, yes. 9.A.2.e Packet Pg. 735 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 19 of 32 Speaker 10: 35:27 Okay. Wayne Arnold: 35:27 Absolutely. I saw a hand up over here. Speaker 4: 35:29 Right here. Wayne Arnold: 35:30 Yes, ma'am. Speaker 11: 35:31 Do you have any plans for an EV station there? Julie Tuttle: 35:38 Oh, I think that's a lovely idea. I think that would be something that we probably would consider. Speaker 4: 35:40 A what? Ryan Hyler: 35:40 EV station? Wayne Arnold: 35:42 Electric vehicle charging station. Speaker 4: 35:43 Oh. Wayne Arnold: 35:44 Yeah, we've done that on several of our properties. As long as the power company can get us power in the right location, we're certainly certainly engaged in that. 35:53 Ron. Ron: 35:55 Maybe it's not related to this project, but where the tennis courts used to be, I think if there was an outstanding obligation for an 88 spot parking area. Wayne Arnold: 36:04 I don't know that I'd call it an obligation. There was a parking agreement that would allow them to invoke that and build up to 80 plus or 88 may have been the number on it, I just don't remember, but in that general area. And it also included a portion of the property west of those on what's also County- owned property. Ron: 36:22 But that's outside of- Wayne Arnold: 36:23 And the County may decide to do that when they deal with the school district and the training center. They know they need some additional parking because that whole building just doesn't have adequate parking. So they'll either be looking to 9.A.2.e Packet Pg. 736 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 20 of 32 share some of our parking or they'll be building additional parking. Ron: 36:37 Okay. And secondly, maybe you would share with them where the proposed entrance is going to be. I think it's off 27th, where a traffic light would be. 951 is- Ryan Hyler: 36:48 For the Veterans Association? Wayne Arnold: 36:50 Yeah. Ryan Hyler: 36:50 Is it somewhere down in here? Is that right? Ron: 36:52 It's like right in here. Wayne Arnold: 36:53 That's going to be a proposed traffic signal that would serve the rest of the project. So the County obviously is redoing the golf course. They're building the affordable housing project with the rural neighborhoods' community here. The Veterans' Home would be in this location now and then it's think First Tee is still somewhat in flux, but maybe over here. But there will be a traffic signal in this location in the future. Ron: 37:15 They will go in that way. They're not going to be using 44th? Wayne Arnold: 37:19 Correct. Yes ma'am. Speaker 13: 37:21 Are 37:21 You anticipating public school students as parts of the families that live there? Wayne Arnold: 37:27 I think that's possible. One of the things that the County evaluates, they send out our project information to the school district. I mean, the school districts have an obligation to provide school space for however many students. I don't know what your current mix typically might be, but Julie, I'm sure you know that answer. Julie Tuttle: 37:43 Yeah, I mean in general, we don't have many school students that have lived in our communities just by virtue of the smaller space. Anyone who qualifies may live there. That's something that we want to make sure it is understood. But in general, we have not seen very... I think maybe in our communities that we have in our Orlando, we may have three kids. It's very, just by 9.A.2.e Packet Pg. 737 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 21 of 32 virtue of the type of space that it is, it's not necessarily something that is super attractive to a family. But- Speaker 13: 38:12 Well, I just think it'd be perfect for single parents. Julie Tuttle: 38:15 Yeah. Yeah. I mean I think that that's certainly a possibility. It just depends on kind of some preferences in space. Ryan Hyler: 38:21 And I think it's important to also note, we don't target a specific demographic. If someone meets our qualifications, anyone can choose to live there. Speaker 13: 38:32 Well, the reason I ask is rural neighborhoods has no clue how our school system works and you have to live two miles away. Because they kept saying, "Oh, we'll get a bus. They'll bus them to school." And I'm like, "In less than two miles from the elementary. Yeah, you may be two miles from the high school, but you guys, if they live there, they could easily walk down the sidewalk that's now in the parkway and go down 44th to school." I didn't know if you knew there was an elementary so close that that would be an advantage to the people who are living there in addition to being close to work or whatever. Julie Tuttle: 39:07 For sure. Yeah, teachers too, for sure. Speaker 13: 39:07 You know there's a lot of schools in the area that if you are that single parent looking for a nice secure place- Ryan Hyler: 39:13 Right. Julie Tuttle: 39:14 Yeah. Wayne Arnold: 39:15 But you may not be a parent with a child, you may be the school teacher who needs a place to live. Julie Tuttle: 39:19 Yeah, I think that all great. Wayne Arnold: 39:19 Yes ma'am. Speaker 11: 39:22 With the size of these studios, are you restricted to how many people can live in these studio apartments? Julie Tuttle: 39:27 Fair housing is a national law that generally as from a management standpoint, allows us to restrict it to two heartbeats per bedroom. 9.A.2.e Packet Pg. 738 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 22 of 32 Speaker 6: 39:37 About children, I already have a child. Wayne Arnold: 39:39 Hang on. So speak up so we can hear your question. Speaker 8: 39:41 So if they have a child, got two parents, that's three heartbeats, what are they going to say? Speaker 5: 39:47 Just in speaking of simple terms, these are for no family occupation right? This for one or two people- Wayne Arnold: 39:55 Yeah. Julie Tuttle: 39:55 Generally one or two people's. Wayne Arnold: 39:55 One or two people. Speaker 5: 39:58 You don't have plans for allowing families? Ryan Hyler: 40:00 No, we don't. And we restrict- Speaker 5: 40:00 Just to keep it simple. Ryan Hyler: 40:05 Yeah, and we restrict because we also don't want overcrowding. Wayne Arnold: 40:08 Yes sir. Speaker 9: 40:09 So you're restricting it basically to two heartbeats. Say, can you give me an example of how you enforce that rule in the past with your other complex, your housing? Julie Tuttle: 40:20 So you are required to let us know how many occupants you have and if there's, I understand that people don't always tell the truth. Is this what you're getting at? Speaker 9: 40:27 Yeah. Julie Tuttle: 40:28 Yes. So in general, if there's ever an understanding that well maybe there's more than two people living there, then that would be a lease violation. Speaker 10: 40:39 We have a lot of houses in that area that are single family dwellings and at night it looks like used car lots out front. Julie Tuttle: 40:50 So the benefit of having a community that's professionally managed with management onsite is it doesn't get that way. 9.A.2.e Packet Pg. 739 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 23 of 32 And we have more teeth in our lease than maybe they do. I don't know. I can't really speak to someone else's management style. I can only speak to what we are able to do and what we're able to do within the bounds of our legal document that we agree to with the tenants. But I understand your concern. Generally the communities can do a better job of enforcing that than individual homes. Wayne Arnold: 41:23 Yes sir. Speaker 14: 41:24 Okay. Having a lease of a year to a year and a half, can you tell me what kind of a turnaround you have, your buildings that you have right now? Julie Tuttle: 41:39 It's generally about a 50% renewal rate, is generally what happens. Speaker 14: 41:40 Every year? Every... Julie Tuttle: 41:42 Yeah, it's transitional. Full rent homes or apartments are generally, people are transition, right? You're moving from one place to a next. You're moving from one location to another, transitioning to the area. You have a big life change, you've got married, you've got divorced. You've had a kids move out, that sort of thing. So generally there is some flux of transition there. So we anticipate that there is transition here. It's not something that we would expect that a 100%t fully would live here forever. That's not generally how that goes in that world. This exact same, this type of concept, it just folds right into that general multifamily concept. So when we go and do budgets and when we go do in projections and that sort of thing, we use a 50% ratio. Wayne Arnold: 42:23 Okay. Yes, sir. Right here in the front. Speaker 6: 42:26 Yeah, I just want to know, is there going to be new management people working there or are you going to keep the same people. Julie Tuttle: 42:33 That are there now? Oh, I don't know. I think that we would definitely hire a new team and that would kind of be predicated on what our third party management team would decide. And really we just need to make sure we have the skillset there to be able to service our residents. Wayne Arnold: 42:50 Yes, ma'am. 9.A.2.e Packet Pg. 740 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 24 of 32 Speaker 13: 42:51 Can you tell me with your other properties what your typical change in rent is from year to year? Julie Tuttle: 42:59 So it really depends on kind of market stuff, but generally it's been 3% to 5% in the last... There's been some opportunities and a lot of people have taken a lot of opportunity to escalate rents in this last couple of year cycle of prosperity in the real estate world. But generally that's something we would see 3% to 5% on. Again, when we're queuing budgets and projections and that sort of thing on a regular basis. Wayne Arnold: 43:23 Here though, it's going to be a little bit unique because we're capping the rents- Ryan Hyler: 43:29 Right. Julie Tuttle: 43:29 At a top- Richard Yovanovich: 43:30 Based upon what HUD will allow based upon the median income. Wayne Arnold: 43:33 Right. Richard: 43:34 So- Sharon Umpenhour: 43:34 Rich, you need to identify yourself. Richard: 43:38 Richard Yovanovich for the record, sorry. So if the median income doesn't go up, rent can't go up and the median income goes down, rent goes down. So it's not your typical market rate project. Ryan Hyler: 43:50 Yeah, and HUD produces that Spring of every year. Wayne Arnold: 43:54 But the benefit of that is you'll get to still get the affordability there constantly rather than it taking off and gentrified. And next thing know you've got $3,000 rents on what you thought were going to rent. Speaker 13: 44:04 Right. That's what's happening. Richard: 44:08 And it's a 30-year commitment. Wayne Arnold: 44:09 Right. 9.A.2.e Packet Pg. 741 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 25 of 32 Richard: 44:09 So it's not... you know it's long term. Ryan Hyler: 44:11 It's not us just saying that. It's part of our agreement to- Wayne Arnold: 44:15 Yeah. Any other topics we haven't touched on? Yes sir. Speaker 9: 44:17 Yeah. From the standpoint of demographics, what's the average age of your occupants in your other properties? Ryan Hyler: 44:22 38. Speaker 9: 44:23 Okay. Thank you. Wayne Arnold: 44:26 Yes sir. Speaker 16: 44:27 Hi. Loud enough? Wayne Arnold: 44:29 Yes. Okay, good. Speaker 16: 44:31 I have a definite concern. First of all, doing a real nice job of explaining these different things. I used to be a mechanical engineer for corporate for General Motors, and I do have a builder's license and I have worked with the city in Detroit. So I got a little taste of what's going on here. Now my concern is not yours. My concern is that intersection out there, okay? And this basically is based on what you're talking about, it's the foundation board. Right? Wayne Arnold: 45:03 Yep. Speaker 16: 45:04 Okay. Why are they going to put a bridge in my front lawn? Why can't they put it at that intersection where it belongs? I went down to the courthouse and look at those five people and they look at me and they're looking right through me like they got a heart attack or something. Glass eyes. They don't hear me. Wayne Arnold: 45:23 I've heard your concerns before, but that ship is a different animal. Speaker 16: 45:28 I understand. But she's taken notes and she can pass those notes on to the appropriate people. Wayne Arnold: 45:34 No. Speaker 16: 45:34 Let's hit it from a different angle a little bit. 9.A.2.e Packet Pg. 742 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 26 of 32 Wayne Arnold: 45:36 Understood. I understand your concern over that bridge and its impact on your neighborhood and your home. Speaker 16: 45:41 And the lights. They're going to have my house lit up all 24 hours of the stadium lights in there. Wayne Arnold: 45:46 Well, the good news is for you- Speaker 16: 45:47 There is? Wayne Arnold: 45:48 ... that the big shots golf complex is no longer on the table. So I think that was one of your concerns over that lighting. But again, this only affects the hotel property. Speaker 16: 45:55 Understand. Wayne Arnold: 45:55 Yeah. Speaker 16: 45:57 Understand. Like I said, I'm only bringing this up so that you may push this in the right direction if you would. I really appreciate it. Wayne Arnold: 46:05 Okay. Speaker 4: 46:05 And I was just talking about. Wayne Arnold: 46:05 This gentleman on the end has a question we haven't heard from him. Speaker 17: 46:08 What bridge are you talking about? Speaker 6: 46:09 Yeah, what? Wayne Arnold: 46:12 Okay. So- Speaker 17: 46:13 You want to explain the bridge? Wayne Arnold: 46:15 Yes. Yes. Good. So I'll briefly get into it. So there's a much larger project going on. Hang on. Excuse me. We can't hear up here. You all are talking. So please. One at a time. Speaker 6: 46:25 Sorry. Wayne Arnold: 46:25 So the question was the bridge. Well, there's a proposed improvement project for Collier Boulevard and for the Golden 9.A.2.e Packet Pg. 743 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 27 of 32 Gate Parkway intersection and that involves the County establishing a bridge connection over the canal on 27th Avenue. And that's something that's not directly related to what we're proposing tonight. That's something that's a larger County project that's been discussed. It's been on the improvement plans for years and I think they finally made the decision that that's where the bridge would need to be to serve Golden Gate Estate's population as well as the growing population and taking traffic off of Collier Boulevard, et cetera. So that's the bridge that's being discussed. Speaker 17: 47:04 All right. Speaker 18: 47:05 I'm just really excited about the project. Wayne Arnold: 47:07 Okay, good. Thank you. Speaker 18: 47:08 We all live around here and we never knew. It's such an eyesore as you mentioned. So these conceptual drawings are really, really needed. Wayne Arnold: 47:17 I think it's an exciting project. Speaker 18: 47:18 [inaudible 00:47:19]. Wayne Arnold: 47:18 This is a fairly new concept. Speaker 4: 47:19 That was our place. That's where we went to, the Tiki Hut all the time. Speaker 8: 47:24 Yeah. Speaker 4: 47:24 We all hung around there. Wayne Arnold: 47:26 We've heard stories about that. Speaker 6: 47:28 Oh, yeah. Julie Tuttle: 47:28 Well, we'll have big party when we grant it. We'll do- Speaker 4: 47:31 You going to have one? Speaker 6: 47:31 Are you going to have a Tiki Hut in the back? Julie Tuttle: 47:32 I don't know. 9.A.2.e Packet Pg. 744 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 28 of 32 Wayne Arnold: 47:32 No. Speaker 6: 47:32 You going to open it? Wayne Arnold: 47:36 Okay. Speaker 6: 47:36 You want everybody back. Wayne Arnold: 47:38 Okay. We're trying to wrap up. So sir, you have another comment? Question? Speaker 19: 47:39 I tend to agree that it looks beautiful on paper, but unfortunately the corner lot where we have that old motel. Okay. It's still going to be an eyesore, okay? Wayne Arnold: 47:52 For now. Speaker 19: 47:53 And I don't know how your endowment is going to shine. Okay. Amongst seeing that on the corner. Wayne Arnold: 48:02 Well, you heard Julie talk about landscapes, so that's a big part. Ryan Hyler: 48:05 So yeah, so we'll do everything we can, but to be just blunt about it, there are 42 individually owned condos in those buildings, right? We can't control what those homeowners do with their property, just the way we can't control any other homeowner. Right. And so we agree with you. It is a bit of an eyesore. I would love to be able to do something with it. That's out of our control. It's private property. Wayne Arnold: 48:27 I think the only thing we can offer is that once we're done, I think the comparison will be so stark that maybe it will inspire something different to happen on that corner. Change has to start somewhere and we know that our project will be the genesis of it. 48:37 Yes ma'am. Speaker 8: 48:42 Y'all going to have a fence around your property or it's just going to be open? Wayne Arnold: 48:47 We're currently plan to leave it open. Not sitting there in construction. It'll get fenced off temporarily. But we plan to keep it open. We're not going to barricade it off or anything from- 9.A.2.e Packet Pg. 745 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 29 of 32 Speaker 8: 48:56 It's a nice thing that you guys are doing because I was born here in Naples 58 years ago, so I know Golden Gate very well and I'm pretty sure that they're going to, once you all do that, they're going do something to the big building and then probably maybe somebody going to buy out that little sore eye in the future. You know what I mean? It's going to be different and I'm so happy to be able to see it. So I mean different things are going to happen in the future just like this happened, that big building, something will happen and then maybe somebody going to buy out. So you know what I mean. Maybe I'm going to buy it. Julie Tuttle: 49:46 That's right. Wayne Arnold: 49:46 Ron. Ron: 49:46 Is this project eligible for the Golden Gate Economic Development Zone Incentive? Wayne Arnold: 49:46 Yeah. I don't know. Ryan, did you ever talk to the County about that? I don't know. Ryan Hyler: 49:49 It's been brought up. I don't believe that it is. Ron: 49:49 Okay. Julie Tuttle: 49:55 It's not a qualifying target for that [inaudible 00:49:59]. Wayne Arnold: 49:59 So where we stand today, it's all marked. It's all outside money. We're not really getting any assistance other than great cooperation from one of the best counties we've dealt with from zoning and advising us and helping us get through the process. 50:12 Yes, sir. Speaker 16: 50:13 I'll make this real brief. The neighbors on both sides of me are putting shrubbery and everything else. They're setting this up like a fort. They're scared to death of that damn bridge. Honest to God they are. Wayne Arnold: 50:24 I don't doubt it. I'm sure- Ron: 50:26 Your house has the fountain? Speaker 16: 50:28 Pardon? 9.A.2.e Packet Pg. 746 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 30 of 32 Ron: 50:28 You have the fountain in your house? Speaker 16: 50:29 Yes sir. Ron: 50:29 Okay. Wayne Arnold: 50:30 I saw a hand up back here. Final question, comment, something that haven't talked about yet. Yes ma'am. Speaker 10: 50:41 Is it going to impact the 55 and over community? The par? The par? Wayne Arnold: 50:48 No, I don't think so. I mean this is the Pars located down here. The hotel property's up here. We're really not connected. They're going to continue to have a golf course surrounding their property in the future. Speaker 17: 51:00 We hope. Wayne Arnold: 51:01 Yeah, that's the intent. Speaker 5: 51:05 Do you have any separation between your property and the golf course? Ryan Hyler: 51:11 The golf course you can see is right here. It goes right along the side of the property. So no, the pool and complex juts out into the golf course. The County's going to be working around that little notch with their golf course plans. It is in flux. Mike Mosey's from the County. He may know more than I do, but I think they're still trying to figure out the routing for the golf course. Julie Tuttle: 51:32 Certainly would be a great amenity for our community. Wayne Arnold: 51:35 Yes ma'am. Speaker 18: 51:36 You started out with 98 units and then I think the reason we're here today is because you want it to be 215. Where did this come from? Wayne Arnold: 51:47 Well, let me walk you through that. So I think Ryan did it a little bit earlier, but now some of the units we're calling units are really three beds. And that would be a two bedroom hotel room or some of them are two. That would be a one bedroom with a common area like you see in most hotels. Because our model is all studio apartments, we're taking each one of those modules, 9.A.2.e Packet Pg. 747 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 31 of 32 if you will, and making each one of those an individual apartment that gets the unit count up, although our footprint has changed. And then in the basement of one building it just had golf carts. We're going to infill that with apartment homes because there's nothing there now, but a garage. So there's no reason to do anything with it. Speaker 18: 52:25 Why doesn't it start out as 215 units? Richard: 52:28 I can explain that. So it's six acres. There was a density assignment to the old RT zoning that was on the property. It's 16 units an acre for residential, 26 units an acre for hotel/motel. And so we have a number that they can back into to fit and the footprint that they have is 215. So that's how we came up with that number. So Ryan's holding up a copy of typical unit for the studio. Ryan Hyler: 52:55 Well, and so the 98 number, it was actually 98 timeshares. There's like 182 hotel room or maybe, is that right? Richard: 53:02 158 I think. Ryan Hyler: 53:03 Yeah. So the 98 was a separate timeshare component. Julie Tuttle: 53:06 So yeah, I do think that's important. Because it does sound kind of like a huge thing and it's really not. It's just kind of a function of the existing structure of math. Wayne Arnold: 53:15 Yes ma'am. Speaker 10: 53:16 If the water system and the light system and all of that, will it affect the [inaudible 00:53:29]? Julie Tuttle: 53:28 Over 55 and over rate? Speaker 10: 53:29 Yeah, right. Wayne Arnold: 53:31 No. The County, it actually has a utility improvement project that they're proposing. Speaker 9: 53:33 What about infrastructure? Wayne Arnold: 53:37 Hang on guys, one at a time please. So they have a utility project they're proposing. They're going to be looping utilities from Golden Gate Parkway all the way through to Collier Boulevard. And that'll provide capacity for everything that's 9.A.2.e Packet Pg. 748 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) PL20230012389 - Government Public Services, Residential Tourist and Commercial Subdistrict; and PL20230012392 - Golden Gate Golf Course MPUD – RT Tract August 31, 2023 NIM Transcript Golden Gate Golf Course 8-31-2023 NIM Transcript Page 32 of 32 proposed to go on the golf course property and the hotel property. Ryan Hyler: 53:55 We're not really increasing the number of toilets and things like that. This was already built to serve a certain size population. Wayne Arnold: 54:03 What haven't we answered? Because I'd like to just try to wrap up and one of the things we have sign in sheets, so if you'd like to get information, you can email Sharon in our office. She'll give you her card. You can call her, email her, send her a note in the mail if you'd like, and we'll make sure we get to you whatever we can. And if you have any other questions if we didn't address tonight [inaudible 00:54:25]. Speaker 11: 54:28 I just have one more. Are those buildings now vacated? Are they now empty? Wayne Arnold: 54:29 They are, yes. Sharon Umpenhour: 54:29 We're going to close it? Wayne Arnold: 54:33 Okay. We're going to say thank you to everybody. Ryan Hyler: 54:34 Thank you. Wayne Arnold: 54:34 Appreciate it. 9.A.2.e Packet Pg. 749 Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.ePacket Pg. 750Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.ePacket Pg. 751Attachment: Att D - NIM Documentation (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) [23-CPS-02391/1816563/1]9 9/20/23 1 of 2 Text underlined is added; text struck through is deleted. ORDINANCE NO. 2023 - ______ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-58 AS AMENDED, THE COLLIER COUNTY PROPERTY MAINTENANCE CODE BY AMENDING SECTION SIX, COMPLIANCE WITH HOUSING STANDARDS, TO REDUCE MINIMUM SQUARE FOOTAGE REQUIREMENTS FOR MULTI-FAMILY DWELLING UNITS; PROVIDING FOR APPLICABILITY; PROVIDING FOR INCLUSION IN THE CODE OF LAWS AND ORDINANCES; PROVIDING FOR CONFLICT AND SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, on September 23, 2004, the Board of County Commissioners (Board) adopted Ordinance No. 2004-58, establishing a revised property maintenance code for the unincorporated area of Collier County to be known as the “Collier County Property Maintenance Code;” and WHEREAS, the Board adopted amendments to the Property Maintenance Code in Ordinance No. 2007-70 and Ordinance No. 2010-02; and WHEREAS, the Board desires to further amend the Property Maintenance Code by amending the occupancy standards for dwellings. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: AMENDMENT TO SECTION SIX OF ORDINANCE NO. 2004-58, AS AMENDED. Section Six of Ordinance No. 2004-58, as amended, is hereby amended to read as follows: SECTION SIX – COMPLIANCE WITH HOUSING STANDARDS All dwelling units, whether occupied or unoccupied, shall comply with the requirements of this Section as hereinafter set forth: ******************************* 13. OCCUPANCY STANDARD, DWELLINGS — Every dwelling unit shall comply with the minimum space footage requirements of the Land Development Code and shall contain at least 250 square feet of habitable floor space for the first occupant and at least 200 additional habitable square feet of floor area per additional occupant, not to exceed more than 4 unrelated individuals per household. No habitable room other than a kitchen shall have an area of less than 70 square feet as prescribed in the Building Code. However, the Board of County Commissioners can approve a reduction in the minimum square footage requirements through a rezoning for projects that convert an existing building to a multi-family use and include affordable housing units with a minimum of 20 percent of the units income-restricted, provided the habitable floor area is not less than 250 square feet for two occupants. ******************************* 9.A.2.f Packet Pg. 752 Attachment: Att E-Ordinance-Occupancy Code of Laws (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) [23-CPS-02391/1816563/1]9 9/20/23 2 of 2 Text underlined is added; text struck through is deleted. SECTION TWO: APPLICABILITY. For the purposes of jurisdictional applicability, this ordinance shall apply in all unincorporated areas of Collier County. This ordinance shall apply to all applications for development, including building permit applications and subdivision proposals, submitted on or after the effective date of this ordinance. SECTION THREE: INCLUSION IN THE CODE OF LAWS AND ORDINANCES. The provisions of this Ordinance shall be made a part of the Code of Laws and Ordinances of Collier County, Florida. The Sections of the Ordinance may be renumbered or re-lettered to accomplish such, and the word "Ordinance" may be changed to "section," "article," or any other appropriate word. SECTION FOUR: CONFLICT AND SEVERABILITY. In the event this Ordinance conflicts with any other Ordinance of Collier County or other applicable law, the more restrictive shall apply. If any phrase or portion of the Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION FIVE: EFFECTIVE DATE. This Ordinance shall become effective upon filing with the Florida Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida, this _____ day of_________________, 2023. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: By:_________________________________ , Deputy Clerk Rick LoCastro, Chairman Approved as to form and legality: ______________________________ Heidi Ashton-Cicko Managing Assistant County Attorney 9.A.2.f Packet Pg. 753 Attachment: Att E-Ordinance-Occupancy Code of Laws (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.gPacket Pg. 754Attachment: Att F - Affidavit of Sign Posting 2023 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 9.A.2.g Packet Pg. 755 Attachment: Att F - Affidavit of Sign Posting 2023 (26702 : PL20230012392 - Golden Gate Golf Course RT Tract PUDA) 10/19/2023 COLLIER COUNTY Collier County Planning Commission Item Number: 9.A.3 Doc ID: 26739 Item Summary: PL20220006512 - FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA - A Resolution of the Board of County Commissioners proposing an amendment to the Collier County Growth Management Plan, Ordinance 89-05, as amended, specifically amending the Future Land Use Element and Future Land Use Map to change the land use planning period to 2023-2045; and directing transmittal of the amendment to the Florida Department of Commerce formerly the Florida Department of Economic Opportunity. [Coordinator: David Weeks, AICP, Senior Project Manager] Meeting Date: 10/19/2023 Prepared by: Title: Planner, Principal – Zoning Name: Michele Mosca 09/21/2023 2:58 PM Submitted by: Title: Zoning Director – Zoning Name: Mike Bosi 09/21/2023 2:58 PM Approved By: Review: Planning Commission Diane Lynch Review item Completed 09/21/2023 6:15 PM Operations & Regulatory Management Donna Guitard Review Item Completed 10/02/2023 3:52 PM Zoning Michele Mosca Review Item Skipped 09/21/2023 2:51 PM Zoning Michele Mosca Review Item Skipped 09/21/2023 2:51 PM Zoning Mike Bosi Division Director Completed 10/02/2023 4:35 PM Growth Management Community Development Department James C French GMD Deputy Dept Head Completed 10/10/2023 3:42 PM Planning Commission Ray Bellows Meeting Pending 10/19/2023 9:00 AM 9.A.3 Packet Pg. 756 FLUM Extension Transmittal SR1 G:\CDES Planning Services\Comprehensive\David - NOVA\GMPA-clean-upC-wide FLUM extension\000 Exhibit A FLUM extension dw/9-21-2023 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: OCTOBER 19, 2023 RE: PETITION NO. PL20220006512, STAFF-PROPOSED AMENDMENT TO THE FUTURE LAND USE ELEMENT’S FUTURE LAND USE MAP OF THE COLLIER COUNTY GROWTH MANAGEMENT PLAN. [TRANSMITTAL HEARING] ---------------------------------------------------------------------------------------------------------------------------- REQUESTED ACTION and STAFF ANALYSIS: This proposal consists of one staff-initiated amendment, a map amendment only. Specifically, the amendment proposes to amend the Future Land Use Element’s [countywide] Future Land Use Map (FLUM) to extend the FLUM planning period from 2012-2025 to 2023-2045. This amendment does not affect land use intensities or residential densities or otherwise affect private property rights. Florida Statutes now require the GMP to address a minimum of 10-year and 20-year planning horizons (prior to the 2023 legislative session, this was 5-year and 10-year). Staff proposes extending the planning period on the FLUM to 2045, a 22-year horizon, to attain statutory compliance. Please see the statutory excerpts below. Chapter 163.3177(1)(f)3.: “The comprehensive plan shall be based upon permanent and seasonal population estimates and projections …. The plan must be based on at least the minimum amount of land required to accommodate the medium [population] projections … for at least a 10-year planning period.” Chapter 163.3177(5)(a): “Each local government comprehensive plan must include at least two planning periods, one covering at least the first 10-year period occurring after the plan’s adoption and one covering at least a 20-year period. Additional planning periods for specific components, elements, land use amendments, or projects shall be permissible and accepted as part of the planning process.” Chapter 163.3191(1): “At least once every 7 years, each local government shall evaluate its comprehensive plan to determine if plan amendments are necessary to reflect a minimum planning period of at least 10 years as provided in s. 163.3177(5) …” Since the proposed planning horizon year is 2045, staff has identified the land use needs to accommodate the projected population in 2045 and compared that with the land use allowances of the 9.A.3.a Packet Pg. 757 Attachment: FLUM Ext_Transmittal SR1 (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) FLUM Extension Transmittal SR1 G:\CDES Planning Services\Comprehensive\David - NOVA\GMPA-clean-upC-wide FLUM extension\000 Exhibit A FLUM extension dw/9-21-2023 present FLUM. (Note that the requirement for public facilities/infrastructure planning has not changed; it remains at a minimum of 5 years - reference Ch. 163.3177(3)(a)1. and 4., and (b), F.S.) The table below identifies Collier County’s 2020 population estimate and 2045 population projection; the buildout population projection is also provided as a frame of reference. Permanent Population Growth in Collier County April 1, 2020, Population Estimate / % of Buildout Population 375,752 / 38.2% April 1, 2045, Population Projection / % of Buildout Population 487,600 / 49.6% Projected Buildout Population / % of Buildout Population 983,701 / 100% Notes: 1. 2020 estimate per U.S. Census Bureau 2. 2045 projection per the University of Florida’s BEBR-Bureau of Economic and Business Research (Medium Range projection, as of Feb. 2022 Bulletin 192); BEBR annually provides population estimates and projections to the Florida Office of Economic and Demographic Research, the official population source per Ch. 163.3177(1)(f)3., F.S. 3. Buildout projection derived from the 2018 CIGM-Collier Interactive Growth Model, a planning tool established by Metro Forecasting Models. (Note: There are many variables in projecting the buildout population, including future regulatory changes, changes in development patterns, public acquisition of developable lands, changes in occupancy rates, etc.) 4. The Buildout projection is based on the existing FLUM and allowances in the land use elements of the GMP (Future Land Use Element, Golden Gate Area Master Plan Sub-Element, Immokalee Area Master Plan Sub-Element). 5. Peak Season Population: 2020 estimate - 464,155; 2045 projection – 590,791. The table below identifies Collier County’s 2020 dwelling unit estimate and 2045 dwelling unit projection. Dwelling Units (DU) in Collier County – to 2045 2020 Total DU 228,390 New DU 2020-2045 67,694 2045 DU sum 296,084 Notes: 1. 2020 DU figure per U.S. Census Bureau 2. DU figure from 2020-2045 derived from the 2018 CIGM In 2005, Collier County Comprehensive Planning staff prepared a Residential Buildout Study. The steps to determine the number of dwelling units (DUs) at buildout were: (1) determine the number of existing DUs in each TAZ-Traffic Analysis Zone – using 2000 Census data, building permit data, and Collier County Property Appraiser aerial maps; (2) determine the number of potential DUs on vacant/undeveloped land based upon existing zoning – multiply the number of acres by the density permitted by zoning district(s); (3) determine the number of potential DUs on vacant/undeveloped land presumed to be rezoned to residential districts based upon future land use map designation(s), excluding lands presumed to be rezoned to non-residential zoning districts - multiply the number of acres by the density permitted by the presumed zoning district(s); (4) add the number of DUs from the three preceding steps. A similar process was followed utilizing the CIGM in 2018. In short, 9.A.3.a Packet Pg. 758 Attachment: FLUM Ext_Transmittal SR1 (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) FLUM Extension Transmittal SR1 G:\CDES Planning Services\Comprehensive\David - NOVA\GMPA-clean-upC-wide FLUM extension\000 Exhibit A FLUM extension dw/9-21-2023 preparing the 2005 Residential Buildout Study and the 2018 CIGM were exercises in determining the residential development capacity allowed by the FLUM. The tables below identify the supply and projected demand of commercial and industrial development, respectively, to serve the projected permanent population growth out to 2045. Commercial Supply and Demand Commercial Undeveloped in 2010 + Commercial added thru 2022 and one large project in 2023 (Supply) 17,573,945 square feet Commercial Demand 2010-2045 13,274,170 square feet 2045 Surplus 4,299,775 square feet Notes: 1. The Commercial Supply figure includes existing commercial development, undeveloped commercial zoning, and lands with a future land use designation allowing commercial development but not zoned commercial. The one 2023 project included is the Town of Big Cypress. 2. The Commercial Demand ratio of square feet per acre applied to undeveloped land is derived from the 2010 Commercial Inventory prepared by Collier County Comprehensive Planning staff. Industrial Supply and Demand GMP Allows (Supply) 20,253,270square feet CIGM (2018 version) projected Demand in 2045 17,982,457 square feet 2045 Surplus 2,270,813square feet Note: The GMP Supply figure includes existing industrial development, undeveloped industrial zoning, and lands with future land use designation allowing industrial development but not zoned industrial. Staff viewed the population projections for the entire unincorporated area and then evaluated whether the existing FLUM (and land use elements) would allow for development to accommodate that population growth: the needed residential, commercial, and industrial development and other land uses identified in Ch. 163.3177(6)(a), F.S. (public facilities, agriculture, recreation, etc.). As the above four tables show, there is an adequate supply of residential, commercial, and industrial lands to support the 2045 population. Additionally, almost all FLUM land use designations allow the other land use types necessary to support the population – agriculture, recreational facilities, schools, government services and facilities, community facilities, etc. Staff concluded that, at a broad, high-level analysis appropriate for this type of GMP amendment, the FLUM allows for the needed development to support population growth projected out to 2045. To some extent, infrastructure services and facilities are allowed in all FLUM land use designations as “essential services” and are broadly allowed in those designations that allow greater density and intensity of use (e.g., Urban; Rural Lands Stewardship Area Towns and Villages). Correspondingly, Section 2.01.03 of the Collier County Land Development Code, Ord. No. 04-41, as amended, permits essential services by right or conditional use in most zoning districts (e.g., water and wastewater treatment plants, recreation and open space uses, governmental facilities, etc.). Also, some infrastructure components are generally not considered a land use (e.g., roads, water and wastewater lines, drainage canals) thus are not regulated as such. Environmental Impacts and Public Facilities Impacts: 9.A.3.a Packet Pg. 759 Attachment: FLUM Ext_Transmittal SR1 (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) FLUM Extension Transmittal SR1 G:\CDES Planning Services\Comprehensive\David - NOVA\GMPA-clean-upC-wide FLUM extension\000 Exhibit A FLUM extension dw/9-21-2023 The proposed FLUM amendment does not result in any change to future land use designations. It does not intensify allowable uses or densities or otherwise provide for any change in existing development rights. Accordingly, this amendment is razing no new environmental impacts or impacts upon public facilities being authorized. Criteria for GMP Amendments in Florida Statutes Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically listed below. Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it appropriately and to the extent necessary, as indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2.: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. 9.A.3.a Packet Pg. 760 Attachment: FLUM Ext_Transmittal SR1 (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) FLUM Extension Transmittal SR1 G:\CDES Planning Services\Comprehensive\David - NOVA\GMPA-clean-upC-wide FLUM extension\000 Exhibit A FLUM extension dw/9-21-2023 d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses inconsistent with the community's character. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8., Florida Statutes: (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Also, the State land planning agency has historically recognized the consideration of community desires (e.g., if the community has an articulated vision for an area as to the type of development desired, such as within a Community Redevelopment Area) or existing incompatibilities (e.g., presently allowed uses would be incompatible with surrounding uses and conditions). LEGAL REVIEW: The County Attorney’s Office reviewed this Staff Report on September 22, 2023. [HFAC] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition PL20220006512 to the Board of County Commissioners with a recommendation to approve for transmittal to the Florida Department of Commerce (formerly Department of Economic Opportunity) and other statutorily required review agencies. NOTE: This petition has been scheduled for the December 12, 2023, BCC Meeting. 9.A.3.a Packet Pg. 761 Attachment: FLUM Ext_Transmittal SR1 (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) FLUM Planning period/PL20220006512/20 7/10/23 Page 1 of 2 RESOLUTION NO. 2023- _______ A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT FUTURE LAND USE MAP TO CHANGE THE LAND USE PLANNING PERIOD TO 2023-2045 AND DIRECTING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE FORMERLY THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. [PL20220006512] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act of 1985, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, County staff has initiated this amendment to the Future Land Use Element Future Land Use Map to change the planning period from 2012-2025 to 2023-2045; and WHEREAS, on __________________, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, on ________________, the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and WHEREAS, upon receipt of Collier County’s proposed Growth Management Plan Amendment, various State agencies and the Florida Department of Commerce (FDC) have thirty (30) days to review the proposed amendment, and FDC must transmit, in writing, to Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and WHEREAS, Collier County, upon receipt of the written comments from FDC, must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and 9.A.3.b Packet Pg. 762 Attachment: Resolution 7-10-23 HFAC (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) FLUM Planning period/PL20220006512/20 7/10/23 Page 2 of 2 WHEREAS, the FDC, within five (5) days of receipt of Collier County’s adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit “A” and incorporated by reference herein, for the purpose of transmittal to the Florida Department of Commerce and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion, second and majority vote this _________ day of __________________, 2023. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA _________________________ BY: _______________________________ Deputy Clerk Rick LoCastro, Chairman Approved as to form and legality: ________________________________ Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A - Map 9.A.3.b Packet Pg. 763 Attachment: Resolution 7-10-23 HFAC (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) 6/8/2023 dcw 1 of 2 PL20220006512 EXHIBIT A 9.A.3.b Packet Pg. 764 Attachment: Resolution 7-10-23 HFAC (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) 6/8/2023 dcw 2 of 2 PL20220006512 EXHIBIT A 9.A.3.b Packet Pg. 765 Attachment: Resolution 7-10-23 HFAC (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) 9.A.3.cPacket Pg. 766Attachment: Population projections (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period 9.A.3.cPacket Pg. 767Attachment: Population projections (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period 9.A.3.d Packet Pg. 768 Attachment: Commercial Lands calcs (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) 9.A.3.d Packet Pg. 769 Attachment: Commercial Lands calcs (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) 9.A.3.e Packet Pg. 770 Attachment: Industrial Lands calcs (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA) 9.A.3.e Packet Pg. 771 Attachment: Industrial Lands calcs (26739 : PL20220006512 FLUE/FLUM Land Use Planning Period Change to 2023-2045 GMPA)