HEX Agenda 02/22/2024Collier County Hearing Examiner Page 1 Printed 2/15/2024
COLLIER COUNTY
Collier County Hearing Examiner
AGENDA
Growth Management Department
Conference Rooms 609/610
2800 Horseshoe Drive North
Naples, FL 34104
February 22, 2024
1: 00 PM
Andrew W. J. Dickman, Esq., AICP
Hearing Examiner
Note: Individual speakers will be limited to 5 minutes unless otherwise waived by the Hearing
Examiner. Persons Wishing to have written or graphic materials included in the hearing report
packets must have that material submitted to County staff at Ailyn.Padron@CollierCountyFL.gov
10 days prior to the Hearing. All materials used during presentation at the hearing will become a
permanent part of the record.
Any person who decides to appeal a decision of the Hearing Examiner 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. Decisions of the Hearing Examiner are final unless appealed to the Board of County
Commissioners.
Hearing Procedures will provide for presentation by the Applicant, presentation by staff, public
comment and applicant rebuttal. The Hearing Examiner will render a decision within 30 days.
Persons wishing to receive a copy of the decision by mail may supply County staff with their name,
address, and a stamped, self-addressed envelope for that purpose. Persons wishing to receive an
electronic copy of the decision may supply their email address.
February 2024
Collier County Hearing Examiner Page 2 Printed 2/15/2024
1.Pledge of Allegiance
2.Review of Agenda
3.Advertised Public Hearing
A.Petition No. VA- PL20230014986 - 182 Cocohatchee – Request for a variance from Land
Development Code Section 4.02.01 A, Table 2.1, to reduce the required Estates front
setback from 75 feet to 50 feet on the north property line for the proposed accessory garage;
the required side setback from 30 feet to 13.2 feet on the west property line for the proposed
principal residential structure and on the east property line for the proposed residential
structure, the garage, and the accessory guest house; the required rear yard setback from
75 feet to 42.8 feet on the south property line for the proposed guest house; and the required
setback from the seawall and rip-rap surrounding the lagoon from 75 feet to zero feet for
the proposed principal residential structure on property located southwest of the
intersection of Cocohatchee BLVD and Cocohatchee DR, also known as 182 Cocohatchee
BLVD, Naples, FL 34110 in Section 22, Township 48 South, Range 25 East, Collier County,
Florida. [Sean Sammon, Planner III] Commissioner District 2
B.Petition No. CU-PL20220003454 – Harklau Storage – Request for approval of a Conditional
Use to allow a car condo facility, also known as motor freight and warehousing (SIC 4225,
air conditioned and mini-and self-storage warehousing only), pursuant to LDC section
2.03.03.D.1.c.24, on ±2.47 acres located at the southeast corner of Tamiami Trail East (US
41) and Confederate Drive, Lots 1, 4, 5, and 6, Block One, Naples Manor Unit No. 1, in
Section 29, Township 50 South, Range 26 East, Collier County, Florida. [Sean Sammon,
Planner III] Commissioner District 1
4.Other Business
5.Public Comments
6.Adjourn
02/22/2024
COLLIER COUNTY
Collier County Hearing Examiner
Item Number: 3.A
Doc ID: 27839
Item Summary: Petition No. VA- PL20230014986 - 182 Cocohatchee – Request for a variance from Land
Development Code Section 4.02.01 A, Table 2.1, to reduce the required Estates f ront setback from 75 feet to 50
feet on the north property line for the proposed accessory garage; the required side setback from 30 feet to 13.2 feet
on the west property line for the proposed principal residential structure and on the east property line for the
proposed residential structure, the garage, and the accessory guest house; the required rear yard setback from 75
feet to 42.8 feet on the south property line for the proposed guest house; and the required setback from the seawall
and rip-rap surrounding the lagoon from 75 feet to zero feet for the proposed principal residential structure on
property located southwest of the intersection of Cocohatchee BLVD and Cocohatchee DR, also known as 182
Cocohatchee BLVD, Naples, FL 34110 in Section 22, Township 48 South, Range 25 East, Collier County, Florida.
[Sean Sammon, Planner III] Commissioner District 2
Meeting Date: 02/22/2024
Prepared by:
Title: Principal Planner – Zoning
Name: Sean Sammon
01/29/2024 11:53 AM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
01/29/2024 11:53 AM
Approved By:
Review:
Growth Management Community Development Department Diane Lynch GMD Approver Skipped
01/30/2024 2:47 PM
Operations & Regulatory Management Michael Stark Review Item Completed 02/05/2024 4:11 PM
Zoning Sean Sammon Review Item Skipped 01/29/2024 11:51 AM
Zoning Ray Bellows Review Item Completed 02/05/2024 5:19 PM
Zoning Mike Bosi Division Director Completed 02/06/2024 9:22 AM
Unknown Jaime Cook Additional Reviewer Completed 02/15/2024 1:38 PM
Hearing Examiner (GMD Approvers) David Merino Review Item Completed 02/15/2024 4:39 PM
Hearing Examiner Andrew Dickman Meeting Pending 02/22/2024 1:00 PM
3.A
Packet Pg. 3
STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: ZONING DIVISION - GROWTH MANAGEMENT COMMUNITY
DEVELOPMENT DEPARTMENT
HEARING DATE: FEBRUARY 22, 2024
SUBJECT: PETITION NO. VA-PL20230014986, 182 COCOHATCHEE BLVD (VA)
PROPERTY OWNER/APPLICANT: AGENT:
Patrick Wakefield & Dena Farrell Joyner Richard D. Yovanovich, Esq.
182 Cocohatchee Blvd Coleman, Yovanovich, & Koester, P.A.
Naples, FL 34110 4001 Tamiami Trl N., Ste #300
Naples, FL 34103
REQUESTED ACTION:
The petitioner requests that the Hearing Examiner approve a request for a variance from Land
Development Code Section 4.02.01 A, Table 2.1, to reduce the required Estates front setback from
75 feet to 50 feet on the north property line for the proposed accessory garage; the required side
setback from 30 feet to 13.2 feet on the west property line for the proposed principal residential
structure and on the east property line for the proposed residential structure, the garage, and the
accessory guest house; the required rear yard setback from 75 feet to 42.8 feet , on the south
property line for the proposed guest house; and the required setback from the seawall and rip-rap
surrounding the lagoon from 75 feet to zero feet for the proposed principal residential structure.
GEOGRAPHIC LOCATION:
The subject ±1.5-acre property is located southwest of the intersection of Cocohatchee BLVD and
Cocohatchee DR, also known as 182 Cocohatchee BLVD, Naples, FL 34110, in Section 22,
Township 48 South, Range 25 East, Collier County, Florida. (Please see the Location Map on
the following page.)
3.A.a
Packet Pg. 4 Attachment: PL20230014986 - Staff Report - 182 Cocohatchee Blvd (VA) (27839 : 182 Cocohatchee Blvd Variance)
VA-PL20230014986, 182 COCHATCHEE BLVD Updated: January 30, 2024 Page 2 of 9 3.A.aPacket Pg. 5Attachment: PL20230014986 - Staff Report - 182 Cocohatchee Blvd (VA) (27839 : 182 Cocohatchee Blvd
VA-PL20230014986, 182 COCHATCHEE BLVD Updated: January 30, 2024
Page 3 of 9
PURPOSE/DESCRIPTION OF PROJECT:
The owners, Patrick Wakefield & Dena Farrell Joyner, are requesting a variance from LDC Section
4.02.01.A, Table 2.1, to reduce the required Estates Zoning District setbacks for:
•A 25-foot variance for the front setback to be reduced from 75’ to 50'-0" to accommodate
the construction of a garage.
•A 16.8-foot variance for both the east and west side yard setback from 30’ to 13.2’.
•A 32.2-foot variance to the rear setback from 75’ to 42.8’ for constructing a guest house
and a 75-foot variance for a 0’-0” setback from the Seawall and rip-rap surrounding lagoon
for the construction of the main house, see Attachment B.
The owners purchased the subject property on January 3, 2023. In total, they are requesting the
aforementioned variances to construct a new principal residential dwelling structure with an
accessory garage, pool, and guest house on the subject property. The property is constrained by an
irregularly shaped lot consisting of a lagoon and is adjacent to the navigable Cocohatchee River to
the south of the property.
Although the subject property inherently contains an irregularly shaped lot, it is considered a
legally conforming lot. This is because, according to LDC Section 1.08.02, the definition for
measuring the lot width is as stated: “Width of a lot shall be considered to be the average distance
between straight lines connecting front and rear lot lines at each side of the lot, measured as
straight lines between the foremost points of the side lot lines where they intersect with the street
line and the points of the side lot lines where they intersect the rear property line.” as seen in the
images below.
LDC Sec. 1.08.02, Figure 9 Subject Property Lot Width Subject Property Lot Dimensions
Therefore, the average lot width is the determining factor for the Estates Zoning District, and
according to LDC Section 4.02.01 A, Table 1, the minimum lot width for an Estates zoned property
is 150 feet. The average lot width for the subject property is 184.8 feet, thus rendering it a legally
conforming lot. However, due to the irregularity in lot shape, the front width is 131.7 feet, and the
rear width is 237.9 feet.
3.A.a
Packet Pg. 6 Attachment: PL20230014986 - Staff Report - 182 Cocohatchee Blvd (VA) (27839 : 182 Cocohatchee Blvd Variance)
VA-PL20230014986, 182 COCHATCHEE BLVD Updated: January 30, 2024
Page 4 of 9
The request for the side setback to be reduced to 13.2 feet is being adopted from the “10% rule”
that applies for non-conforming lots, LDC Section 2.03.01.B.2.d “Nonconforming lots of record,
which are nonconforming due to inadequate lot width, in which case the required side yard shall
be computed at the rate of ten (10) percent of the width of the lot.” The request to reduce the side
setback to 13.2 feet equals 10% of the smallest lot width at the front property line, measured at
131.7 feet (131.7 * 0.1 = 13.2). The applicant expresses that the property is nonconforming in the
front and conforming in the rear due to the irregular lot shape. The request to reduce the side
setback is not egregious. It appears logical to construct a principal dwelling compared to
neighboring properties in the same zoning district to maintain a sufficient buildable area.
Aside from the irregular lot shape, the rear portion of the subject property is consumed by a portion
of water, both a lagoon and the Cocohatchee River. The applicant has limited options on where to
locate the guest house due to the existing natural water bodies on the property. Therefore, to
construct an allowed accessory such as a guest house, the applicant seeks a 32.2-foot variance for
it to be constructed 42.8 feet from the seawall and rip-rap from the Cocohatchee River since the
seawall is more restrictive than the south property line. Also being requested is a variance for the
principal dwelling to be reduced to zero feet from the lagoon in the middle of the property. Lastly,
to allow a garage to be constructed in the front of the house, the applicant is seeking a 25-foot
variance for the front yard setback to be reduced from 75 feet to 50 feet. The irregular shape of the
lot and the existing natural water on the property are the primary hardships for the applicant to
meet the legal setbacks for the development on the subject property.
On January 5, 2024, one open code case for the subject property was entered during the last review
phase. The code case number is CENA20240000129, described as “Observed outside storage
and/or litter including but not limited to tile demolition debris.” The Notice of Violation, dated
January 9, 2024, allowed the property owner until February 4, 2024, to correct this violation
without penalty. As of February 15, 2024, the violation has not been corrected.
Failure to correct the violation on or before this date could result in:
1. Mandatory notice to appear or issuance of a citation that may result in fines up to $500
and costs of prosecution; OR
2. Code Enforcement Board review that may result in fines of up to $1000 per day per
violation, as long as the violation remains, and the cost of prosecution.
Staff suggests abating this violation.
Finally, the subject property is located within a Historical, Archaeological Probability Area. The
applicant submitted a Historical Waiver application that will be presented at the February 16, 2024,
Historical/Archaeological Probability Board (HAPB) meeting. The results of the waiver request
from the HAPB will be presented at the scheduled HEX Hearing on February 22, 2024.
3.A.a
Packet Pg. 7 Attachment: PL20230014986 - Staff Report - 182 Cocohatchee Blvd (VA) (27839 : 182 Cocohatchee Blvd Variance)
VA-PL20230014986, 182 COCHATCHEE BLVD Updated: January 30, 2024
Page 5 of 9
SURROUNDING LAND USE AND ZONING:
SUBJECT PARCEL: A single-family residence with a zoning designation of Estates (E) Zoning
District.
North: Cocohatchee Blvd (R.O.W) then developed single-family residences, with a zoning
designation of. E.
East: Developed single-family residence with a zoning designation of E.
South: Navigable water known as the Cocohatchee River and then preserve and a
developed hospital, with a zoning designation of Collier Health Center Planned
Unit Development (PUD) and a partial Special Treatment Overlay
West: Developed single-family residence with a zoning designation of E.
Aerial; Source: Collier County Property Appraiser
SUBJECT
PROPERTY
3.A.a
Packet Pg. 8 Attachment: PL20230014986 - Staff Report - 182 Cocohatchee Blvd (VA) (27839 : 182 Cocohatchee Blvd Variance)
VA-PL20230014986, 182 COCHATCHEE BLVD Updated: January 30, 2024 Page 6 of 9 Base Zoning Map; Source: Collier County GIS/Addressing SUBJECT PROPERTY 3.A.aPacket Pg. 9Attachment: PL20230014986 - Staff Report - 182 Cocohatchee Blvd (VA) (27839 : 182 Cocohatchee Blvd
VA-PL20230014986, 182 COCHATCHEE BLVD Updated: January 30, 2024
Page 7 of 9
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
The subject property is in the Estates (E) Zoning District and the Urban Residential Subdistrict
designated area as identified in the GMP's Future Land Use Map (FLUM). The GMP does not
address individual variance requests but deals with the larger issue of the actual use. As previously
noted, the subject petition seeks a variance for a proposed principal residential structure, accessory
garage, pool, and guesthouse, an authorized use in this land use designation. This land use category
is designed to accommodate residential uses, including single-family. The single-family home use
and accessories are consistent with the GMP's Future Land Use Map.
ANALYSIS:
The decision to grant a Variance is based on the criteria in LDC Section 9.04.03. Staff has
analyzed this petition relative to these provisions and offers the following responses:
a.Are there special conditions and circumstances existing that are peculiar to the location,
size, and characteristics of the land, structure, or building involved?
The subject property is zoned Estates. Because the property is an irregularly shaped parcel and
a lagoon is also located near the rear of the property, the applicable setbacks for waterfront and
Estate lots result in a parcel that is greatly impacted as far as buildable area.
b.Are there special conditions and circumstances that do not result from the applicant's
action, such as pre-existing conditions relative to the property, which are the subject of
the Variance request?
The special conditions relating to the shape of the property, as well as the waterfront aspects
of the property, are pre-existing conditions that result in this requested variance.
c.Will a literal interpretation of the provisions of this zoning code work unnecessary and
undue hardship on the applicant or create practical difficulties for the applicant?
The literal interpretation of the setbacks required for an Estates zoned lot results in a hardship
for the property owner and greatly reduces the buildable area compared to other estates zoned
lots in the area.
d.Will the Variance, if granted, be the minimum variance that will make possible the
reasonable use of the land, building, or structure and promote health, safety, and welfare
standards?
The requested variance is the minimum variance necessary to result in a home with permitted
accessories with the same characteristics as other Estates zoned properties.
e.Will granting the Variance confer on the applicant any special privilege that is denied by
these zoning regulations to other lands, buildings, or structures in the same zoning
district?
The granting of the variance will not confer on the property any special privilege that is denied
by the zoning regulations to other lands, buildings, or structures in the same zoning district.
3.A.a
Packet Pg. 10 Attachment: PL20230014986 - Staff Report - 182 Cocohatchee Blvd (VA) (27839 : 182 Cocohatchee Blvd Variance)
VA-PL20230014986, 182 COCHATCHEE BLVD Updated: January 30, 2024
Page 8 of 9
The requested variance will allow the development of a principal residential structure with
permitted accessories on the subject property that is compatible with other Estates zoned
properties.
f.Will granting the Variance be in harmony with this Land Development Code's general
intent and purpose and not be injurious to the neighborhood or otherwise detrimental to
the public welfare?
The granting of the variance is consistent with the zoning code, and it will not be injurious to
the neighborhood or otherwise be detrimental to the public welfare. The Estate properties are
larger, and larger homes are being constructed in the area. The property owner wishes to
construct a home consistent with the homes also being constructed in the neighborhood. The
resulting home will be allowed to be built due to the variance and will be consistent with other
homes built in the Estates zoning district. Accordingly, the requested Variance results in a
residence with accessories compatible with the neighborhood's existing and future homes. In
addition, the new home will be required to meet all site design criteria. The new site design
criteria require certain improvements to ensure stormwater requirements are met.
g.Are there natural or physically induced conditions that ameliorate the goals and
objectives of the regulation, such as natural preserves, lakes, golf courses, etc.?
The property has two waterfronts, one to a lagoon and the other to the Cocohatchee River. Due
to the two waterfronts, these natural conditions greatly affect the setbacks of the property and
greatly impact the buildable area due to these natural conditions.
h.Will granting the Variance be consistent with the Growth Management Plan?
The variance's granting is consistent with the Growth Management Plan (“GMP”). The GMP
authorizes residential development to occur on this subject property, and a residential structure
will be constructed on the subject property, which is consistent with the GMP.
CONCURRENT LAND USE APPLICATIONS:
There are no concurrent land use applications under review at present.
RECOMMENDATION:
Staff recommends that the Collier County Hearing Examiner approve the following for Petition
VA-PL20230014986, 182 Cocohatchee Blvd:
A variance from Land Development Code Section 4.02.01 A, Table 2.1, to reduce the required
Estate's front setback from 75 feet to 50 feet on the north property line for the proposed accessory
garage; the required side setback from 30 feet to 13.2 feet on the west property line for the proposed
principal residential structure and on the east property line for the proposed residential structure,
the garage, and the accessory guest house; the required rear yard setback from 75 feet to 42.8 feet
on the south property line for the proposed guest house; and the required setback from the seawall
and rip-rap surrounding the lagoon from 75 feet to zero feet for the proposed principal residential
structure. (Please see Attachment B: Site Plan & Detail for Proposed Variance) Based on the
following conditions:
3.A.a
Packet Pg. 11 Attachment: PL20230014986 - Staff Report - 182 Cocohatchee Blvd (VA) (27839 : 182 Cocohatchee Blvd Variance)
VA-PL20230014986, 182 COCHATCHEE BLVD Updated: January 30, 2024
Page 9 of 9
1.During the building permit process, the construction of the residence and guest house will
include BMPs (Best Management Practices) for additional treatment and to control direct
runoff into the surrounding OFW (Outstanding Florida Water).
2.No direct discharge of untreated stormwater is allowed over or across the seawall.
Attachments:
A.Backup Package
B.Site Plan & Detail for Proposed Variance
C.Legal Ad & HEX Sign Posting
3.A.a
Packet Pg. 12 Attachment: PL20230014986 - Staff Report - 182 Cocohatchee Blvd (VA) (27839 : 182 Cocohatchee Blvd Variance)
3.A.bPacket Pg. 13Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
3.A.bPacket Pg. 14Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252‐2400 FAX: (239) 252‐6358
4/27/2018 Page 1 of 6
VARIANCE PETITION APPLICATION
Variance from Setbacks Required for a Particular Zoning District
LDC section 9.04.00 & Code of Laws section 2‐83 – 2‐90
Chapter 3 J. of the Administrative Code
PROJECT NUMBER
PROJECT NAME
DATE PROCESSED
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): ______________________________________________________
Name of Applicant if different than owner: __________________________________________
Address: _________________________City: ________________ State: _______ ZIP: ________
Telephone: ___________________ Cell: ____________________ Fax: ____________________
E‐Mail Address: ________________________________________________________________
Name of Agent: ________________________________________________________________
Firm: _________________________________________________________________________
Address: ___________________________City: ________________ State: _______ ZIP: ______
Telephone: ____________________ Cell: ___________________ Fax: ____________________
E‐Mail Address: ________________________________________________________________
BE AWARE THAT COLLIER COUNTY HAS LOBBYIST REGULATIONS. GUIDE YOURSELF ACCORDINGLY AND
ENSURE THAT YOU ARE IN COMPLIANCE WITH THESE REGULATIONS.
To be completed by staff
Patrick Wakefield Joyner & Dena Farrell Joyner
182 Cocohatchee Blvd.Naples FL 34110
Richard D. Yovanvoich, Esq.
Coleman Yovanovich & Koester, P.A.
4001 Tamiami Trail N., #300 Naples FL 34103
239-435-3535 239-435-1218
royvanovich@cyklawfirm.com
3.A.b
Packet Pg. 15 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
4/27/2018 Page 2 of 6
PROPERTY INFORMATION
Provide a detailed legal description of the property covered by the application: (If space is
inadequate, attach on separate page)
Property I.D. Number: ____________________ Section/Township/Range: / /
Subdivision: _____________________________________ Unit: _____Lot: Block:
Metes & Bounds Description: __________________________________ Total Acreage: ______
Address/ General Location of Subject Property: ______________________________________
______________________________________________________________________________
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
Minimum Yard Requirements for Subject Property:
Front: Corner Lot: Yes No
Side: Waterfront Lot: Yes No
Rear:
Chapter 8 of the Administrative Code requires that the applicant must remove their public
hearing advertising sign(s) after final action is taken by the Board of County Commissioners.
Based on the Board's final action on this item, please remove all public hearing advertising
sign(s) immediately.
00157760002 22 48 25
27
1.5
See attached
75
30
75
x
x
Estates
PUD
Estates
Estates
Single Family Home
PreserveSingle Family Home
Single Family Home
3.A.b
Packet Pg. 16 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
4/27/2018 Page 3 of 6
ASSOCIATIONS
Complete the following for all registered Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: _____
NATURE OF PETITION
On a separate sheet, attached to the application, please provide the following:
1.A detailed explanation of the request including what structures are existing and what is proposed; the
amount of encroachment proposed using numbers, i.e. reduce front setback from 25 ft. to 18 ft.;
when property owner purchased property; when existing prin cipal structure was built (include
building permit number(s) if possible); why encroachment is necessary; how existing encroachment
came to be; etc.
2.For projects authorized under LDC Section 9.04.02, provide a detailed description of site alterations,
including any dredging and filling.
3.Pursuant to LDC section 9.04.00, staff shall be guided in their recommendation to the Hearing
Examiner, and the Hearing Examiner shall be guided in the determination to approve or deny a
variance petition by the criteria (a-h) listed below. Please address the following criteria:
a)Are there special conditions and circumstances existing which are peculiar to the location, size
and characteristics of the land, structure, or building involved.
N/A
3.A.b
Packet Pg. 17 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
4/27/2018 Page 4 of 6
b)Are there special conditions and circumstances which do not result from the action of the
applicant such as pre-existing conditions relative to the property which is the subject of the
variance request.
c)Will a literal interpretation of the provisions of this zoning code work unnecessary and undue
hardship on the applicant or create practical difficulties on the applicant.
d)Will the variance, if granted, be the minimum variance that will make possible the reasonable use
of the land, building or structure and which promote standards of health, safety or welfare.
e)Will granting the variance requested confer on the petitioner any special privilege that is denied
by these zoning regulations to other lands, buildings, or structures in the same zoning district.
f)Will granting the variance be in harmony with the intent and purpose of this zoning code, and not
be injurious to the neighborhood, or otherwise detrimental to the public welfare.
g)Are there natural conditions or physically induced conditions that ameliorate the goals and
objectives of the regulation such as natural preserves, lakes, golf course, etc.
h)Will granting the variance be consistent with the Growth Management Plan?
4.Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Yes No If yes, please provide copies. x
3.A.b
Packet Pg. 18 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
RESPONSES TO REVIEW CRITERIA
3. Pursuant to LDC section 9.04.00, staff shall be guided in their recommendation to the Hearing
Examiner, and the Hearing Examiner shall be guided in the determination to approve or deny a
variance petition by the criteria (a-h) listed below. Please address the following criteria:
a) Are there special conditions and circumstances existing which are peculiar to the location, size
and characteristics of the land, structure, or building involved. The subject property is zoned
Estates. Because the property is an irregularly shaped parcel and a lagoon is also located
near the rear of the property, the applicable setbacks for waterfront and Estate lots result in
a parcel that is greatly impacted as far as buildable area.
b) Are there special conditions and circumstances which do not result from the action of the
applicant such as pre-existing conditions relative to the property which is the subject of the
variance request. The special conditions relating to the shape of the property as well as the
waterfront aspects of the property, are preexisting conditions that result in this requested
variance.
c) Will a literal interpretation of the provisions of this zoning code work unnecessary and undue
hardship on the applicant or create practical difficulties on the applicant. The literal
interpretation of the setbacks required for Estates zoned lots, result in a hardship for the
property owner and result in a greatly reduced buildable area compared to other estate
zoned lots in the area.
d) Will the variance, if granted, be the minimum variance that will make possible the reasonable
use of the land, building or structure and which promote standards of health, safety or welfare.
The requested variance, is the minimum variance necessary to results in a home with the
same characteristics on the Estate zoned lots.
e) Will granting the variance requested confer on the petitioner any special privilege that is denied
by these zoning regulations to other lands, buildings, or structures in the same zoning district. The
granting of the variance will not confer on the property any special privilege that is denied
by the zoning regulations to other lands, buildings or structures in the same zoning district.
The requested variance will allow result in a lot that is compatible to other Estate zoned lots.
3.A.b
Packet Pg. 19 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
f) Will granting the variance be in harmony with the intent and purpose of this zoning code, and
not be injurious to the neighborhood, or otherwise detrimental to the public welfare. The granting
of the variance is consistent with the zoning code, will not be injurious to the neighborhood
or otherwise detrimental to the public welfare. This area of Collier County is Estate Zoning.
Estate lots are larger and larger homes are being constructed in the area. The property
owner wishes to construct a home consistent with the homes being constructed in the
neighborhood. The resulting home that will be allowed to be built due to the variance, will
be a home consistent with other homes built on a Estate zoned lots. Accordingly, the
requested Variance results in a home that is compatible with the existing and future homes
in the neighborhood. In addition, the new home will be required to meet all site design
criteria. The new site design criteria requires certain improvements to assure stormwater
requirements are met.
g)Are there natural conditions or physically induced conditions that ameliorate the goals and
objectives of the regulation such as natural preserves, lakes, golf course, etc. The property
actually has two waterfronts. Due to the two waterfronts, these natural conditions greatly
affect the setbacks of the property and greatly impact the buildable area as a result of these
natural conditions.
h)Will granting the variance be consistent with the Growth Management Plan? The granting of
the variance is consistent the Growth Management Plan (“GMP”). Residential development
is authorized by the GMP to occur on this property and a residential structure will be
constructed on the property which is consistent with the GMP.
3.A.b
Packet Pg. 20 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
4/27/2018 Page 5 of 6
Pre-Application Meeting and Final Submittal Requirement Checklist for:
Variance
Chapter 3 J. of the Administrative Code
The following Submittal Requirement Checklist is to be utilized during the Pre-Application Meeting and at
time of application submittal. At time of submittal, the checklist is to be completed and submitted with the
application packet. Please provide the submittal items in the exact order listed below with cover sheets
attached to each section. Incomplete submittals will not be accepted.
REQUIREMENTS FOR REVIEW # OF COPIES REQUIRED NOT
REQUIRED
Completed Application (download current form from County website)
Pre-Application Meeting Notes 1
Project Narrative
Completed Addressing Checklist 1
Property Ownership Disclosure Form 1
Conceptual Site Plan 24” x 36” and one 8 ½ ” x 11” copy
Survey of property showing the encroachment (measured in feet) 2
Affidavit of Authorization, signed and notarized 2
Deeds/Legal’s 3
Location map 1
Current aerial photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend
included on aerial
5
Historical Survey or waiver request 1
Environmental Data Requirements or exemption justification 3
Once the first set of review comments are posted, provide the assigned
planner the Property Owner Advisory Letter and Certification 1
Electronic copy of all documents and plans
*Please advise: The Office of the Hearing Examiner requires all
materials to be submitted electronically in PDF format.
1
ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS:
•Following the completion of the review process by County review staff, the applicant shall submit all
materials electronically to the designated project manager.
•Please contact the project manager to confirm the number of additional copies required.
x
x
3.A.b
Packet Pg. 21 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
3.A.b
Packet Pg. 22 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
Email: ryovanovich@cyklawfirm.com
Narrative for Variance Petition for 182 Cocohatchee Blvd., Naples
The subject property is zoned Estates. The existing principal structure will be demolished and a new
home with the guest house will be constructed. Because the property is irregularly shaped and a lagoon
is also located near the rear of the property, the strict application of the setbacks for Estates zoned lots
substantially reduces buildable area for the property is greatly impacted.
Considering these circumstances, we are respectfully requesting the following variances from Section
4.02.01.A Table 2.1 of the LDC:
•Front Setback: We are requesting a variance for the front setback to be reduced from 75’ to 40'-0"
to accommodate the construction of a garage.
•Side Setback: Considering the lot's south side measures 184.8’, we are requesting a variance to the
side yard from 30’ to 13.2’ which is consistent with the setback for a non-conforming lot.
•Rear Setback: The Cocohatchee River is considered navigable. We request a variance to the rear
setback from 75’ to 42.8’ for constructing a guest house. We are also requesting a variance for a 0’-0”
setback from the Seawall and rip-rap surrounding lagoon for the construction of the main house, see
attached Exhibit “A”.
The Variance request is further explained in the below chart:
Yard Required Setback Requested Setback Variance Request
Front 75 ft. 50 ft. 25 ft.
Side 30 ft. 13.2 ft. 16.8 ft.
Rear, Guest House 75 ft. 42.8 ft. 32.2 ft.
Rear, Main House 75 ft. 0 ft. 75 ft.
3.A.b
Packet Pg. 23 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
Joyner
Folio Number: 00157760002
Name: JOYNER, PATRICK
WAKEFIELD
Street# & Name: 182
COCOHATCHEE BLVD
Build# / Unit#: 010 / 1
Legal Description: 22 48 25 COMM
AT NE CNR OF SE1/4, S 1032FT, N 72
DEG W 347.93FT TO POB, S 17 DEG
W 378.55FT TO C/L OF RIVER, N
2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided
for the data herein, its use, or its interpretation.
3.A.b
Packet Pg. 24 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 1 of 3
PROPERTY OWNERSHIP DISCLOSURE FORM
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
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
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
3.A.b
Packet Pg. 25 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 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
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
Date of Contract: ___________
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
g.Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
3.A.b
Packet Pg. 26 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
3.A.bPacket Pg. 27Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
1
Dianna Quintanilla
From:Richard Yovanovich
Sent:Friday, August 11, 2023 4:06 PM
To:Dianna Quintanilla
Subject:FW: 182 Cocohatchee Blvd. Counts as Pre-App?
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.
From: BellowsRay <Ray.Bellows@colliercountyfl.gov>
Sent: Friday, August 11, 2023 3:59 PM
To: Richard Yovanovich <ryovanovich@cyklawfirm.com>
Cc: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov>
Subject: FW: 182 Cocohatchee Blvd. Counts as Pre‐App?
Good afternoon,
Please be advised that the pre-app requirement has been waived for the above referenced
variance application based on the informational meeting held with staff and your firm’s
understanding of the property and the LDC.
Respectfully,
Ray
Raymond V. Bellows, Zoning Manager
Zoning Division - Zoning Services Section
Growth Management Department
Telephone: 239.252.2463; Fax: 239.252.6350
3.A.b
Packet Pg. 28 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
2
Exceeding expectations, every day!
Tell us how we are doing by taking our Zoning Division Survey at https://goo.gl/eXjvqT.
From: GiblinCormac <Cormac.Giblin@colliercountyfl.gov>
Sent: Friday, August 11, 2023 3:49 PM
To: BellowsRay <Ray.Bellows@colliercountyfl.gov>
Subject: FW: 182 Cocohatchee Blvd. Counts as Pre‐App?
FYI
Respectfully,
Cormac Giblin, AICP,CPM
Planning Manager, Development Review
Collier County Government Growth Management Department
2800 N. Horseshoe Drive, Naples, FL 34104
Phone: 239-252-2460
Cormac.Giblin@CollierCountyFL.gov
From: GiblinCormac
Sent: Thursday, August 10, 2023 9:03 AM
To: 'Dianna Quintanilla' <DQuintanilla@cyklawfirm.com>
Cc: BellowsRay <Ray.Bellows@colliercountyfl.gov>
Subject: RE: 182 Cocohatchee Blvd. Counts as Pre‐App?
A pre‐app for what type of application, a Variance?
Variances are handled by the Zoning Division.
There was no one from Zoning in the meeting, or environmental, or County Attorney, etc… and I do not believe there
were any notes taken.
If this were a Planning application for a land use permit I could make that call and probably would agree to waive the
pre‐app requirement based on our informational meeting and your firm’s understanding of the property, the LDC, and
our previous conversations.
The meeting we had cannot “serve” as the pre‐app, BUT in cases like this it would be up to Ray to concur by email to
waive the pre‐app meeting requirement for this application.
Please be advised that failure to hold a pre‐app meeting may result in additional first round staff review comments that
otherwise might have been resolved through the pre‐app meeting and may result in longer total project review timeline.
Respectfully,
Cormac Giblin, AICP,CPM
Planning Manager, Development Review
3.A.b
Packet Pg. 29 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
3
Collier County Government Growth Management Department
2800 N. Horseshoe Drive, Naples, FL 34104
Phone: 239-252-2460
Cormac.Giblin@CollierCountyFL.gov
From: Dianna Quintanilla <DQuintanilla@cyklawfirm.com>
Sent: Thursday, August 10, 2023 8:46 AM
To: GiblinCormac <Cormac.Giblin@colliercountyfl.gov>
Subject: RE: 182 Cocohatchee Blvd. Counts as Pre‐App?
Importance: High
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.
Good morning,
Back on July 20th, Rich and others met with you regarding 182 Cocohatchee Blvd./Joyner Residence. Rich
believes this counts as a pre-application. Can you please confirm?
Thanks.
Dianna Quintanilla
Coleman, Yovanovich & Koester, P.A.
Legal Assistant
The Northern Trust Building
4001 Tamiami Trail North, Suite 300
Naples, Florida 34103
P : 239.435.3535| F: 239.435.1218
dquintanilla@cyklawfirm.com
Visit cyklawfirm.com to learn more about us.
Both Dianna Quintanilla 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.
3.A.b
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1
.
5
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P
A
LM
2' OAKCOCOHATCHEE BOULEVARD2.1'2.
8
'2.8
'
3.1'2.4'3.2'2.5'3.1'3.3'3.4'3.5'3.3'3.4'2.9'2.6'2.6'2.4'2.7'3.0'3.6'3
.
1
'
3
.
4
'
3
.
3
'
3
.
7
'
5
.
3
'2.8'2.7'4.4'3.0'4.3'2.8'6.0'6.0'6.0'3.7'4.9'
5.0'
5.3'
5.3'
5.3'5.5'5.7'7.0'5.7'6.0'4.7'5.1'5.2'
4.5'
3.4'
3.8'5.8'5.7'5.5'5.5'5.07'4.78'4.33'4.59'4.83'5.15'5.4'4.8'2.3'3.0'6.5'6.3'4.5'5.6'13'-2 12 " SIDE SETBACKVARIANCE5.7'30'-0" SIDE SETBACK1.5' PALM1.5' TREECOCOHATCHEE RIVER2.5'2.1'2.0'2.1'2.4'2.9'3.0'3.3'2
.
9
'
6.0'3.7'NAVIGABLE WATER1.5' PALM1.5' PALM1.5' PALM1
.
5
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P
A
LM
1 PALM (3)3.7'LAGOONSITE REQUIREMENTSLEGENDREQUIREDREQUESTEDSETBACKVARIANCEREQUESTSIDE YARDFRONTREAR , GUEST HOUSEREAR , MAIN HOUSECOCOHATCHEE RIVERCOCOHATCHEE BOULEVARDAVERAGE LOT WIDTHABCD1 PALM (3)COCOHATCHEE RIVERCOCOHATCHEE BOULEVARDPROPERTY LINE DIMENSIONS111 10th Street, Suite 308 • Naples, Florida 34102 • (239) 262.7677 • Delray Beach, Florida (561) 243.0799 • WWW.STOFFTCOONEY.COMofSheets:Scale:Date:Job No.SITE PRELIM
DateRevisions
LICENSE# AA 26000793
ALL IDEAS, DESIGNS, ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE
OWNED BY, AND THE PROPERTY OF THIS OFFICE, AND WERE CREATED, EVOLVED, AND DEVELOPED FOR
USE ON AND IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS,
ARRANGEMENTS OR PLANS SHALL BE USED BY, OR DISCLOSED TO ANY PERSON, FIRM, OR
CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF RANDALL E.
STOFFT, ARCHITECTS P.A.. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER
SCALED DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND
CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS OF ADEQUATE SCALE MUST BE SUBMITTED TO
THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION ON ITEMS AS NOTED.
SITE STUDY
182 COCOHATCHEE BLVD.
NAPLES , FLORIDACOLLIER COUNTY SCALE: NOT TO SCALEAERIAL VIEWSCALE: 1/16"=1'-0"VARIANCE RESPONSE3.A.bPacket Pg. 50Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
OVERHEAD LINE
CABLE TV. RISER
WATER METER
TELEPHONE FACILITIES
DEEDED
ELECTRIC BOX
D.
W.M.
TEL.
ELEC.
M.E.
O.H.L.
CATV
MAINTENANCE EASEMENT
NAIL & DISK
PARKER-KALON NAILDRILL HOLE
CONCRETE MONUMENT
CATCH BASIN
I.P.IRON PIPE
N.& D.
PKD.H.
NAIL
IRON RODFND.
I.R.
FOUND
IRON ROD
FIELD MEASURED
CALCULATED
BEARING REFERENCE M.B.R.
C.
P.PLAT
DRAINAGE EASEMENT
UTILITY EASEMENT
ACCESS EASEMENT
COUNTY UTILITY ESMT.
RIGHT OF WAY
A.E.
C.U.E.
D.E.
U.E.
R/W
PERMANENT REFERENCE MONUMENT
POINT OF COMPOUND CURVATURE
EDGE OF WATER
BENCH MARK
TEMPORARY BENCH MARK
FINISHED FLOOR
TOP OF BANK
POINT OF TANGENCY
POINT OF CURVATURE
POINT OF REVERSE CURVATURE
POINT OF BEGINNING
PROPOSED POOL EQUIPMENT
PERMANENT CONTROL POINT
P.T.
P.O.B.
E.O.W.
P.E.P.
P.C.P.
T.O.B.
P.C.
P.R.M.
P.C.C.
P.R.C.
T.B.M.
F.F.
FENCE
POINT OF INTERSECTIONP.I.
LAMP POST
I hereby certify that A Survey of the hereon described property was
made under my direction per Standards of Practice as per Chapter
5J-17.053, F.A.C. & pursuant to section 472.027, Florida Statutes.
1807 J. & C. Boulevard
Naples,Florida 34109
L.B. # 7502
Tel. 239-591-0778
Fax. 239-591-1195
www.benchmarklandservices.com
SKETCH OF BOUNDARY SURVEY
Property Address:
Legal Description As Furnished:
Certified To:
N
1 inch = 50' ft.
GRAPHIC SCALE
SURVEY #23896
IDENTIFICATIONI.D.
PUBLIC UTILITY EASEMENTP.U.E.
BRASS DISCB.D.
PROFESIONAL LAND SURVEYORP.L.S
EXISTING ELEVATION
PROPOSED ELEVATION
LAND SERVICES, INC.
ENCHMARKB
NON-RADIALN.R.
RADIALR.
CATCH BASINC.B.
CONC VALLEY GUTTERC.V.G.
STORM DRAINS.D.
CONCRETE MONUMENTC.M.
CLEAN OUTC/O
182 Cocohatchee Bolevard
Naples, FL, 34110
Community Number: 120067
Panel: 0193 Suffix: H
Effective Date: 05/16/2012
Flood Zone: AE BFE: 9' N.A.V.D. 1988
Flood Zone Information:
Professional Surveyor & Mapper
POINTS OF INTEREST:
1. NO EASEMENT INFORMATION WAS SUPPLIED THE TO
SURVEYOR (SEE NOTE 9).
2. THE DIMENSION BY EACH TREE REFERS TO THAT
TREE'S APPROXIMATE TRUNK DIAMETER.
KENNETH SARRIO
INGRESS / EGRESS EASEMENTI.E.
1. LEGAL DESCRIPTION PROVIDED BY OTHERS. NO EXAMINATION OF TITLE MADE BY SURVEYOR. THE LANDS SHOWN HEREON WERE NOT
ABSTRACTED FOR EASEMENTS OR OTHER RECORDED ENCUMBRANCES NOT SHOWN ON THE PLAT.
2. THIS CERTIFICATION IS ONLY FOR THE LANDS DESCRIBED. IT IS NOT A CERTIFICATION OF TITLE, ZONING, EASEMENTS OR FREEDOM
FROM ENCUMBRANCES OWNERSHIP, OR RIGHTS-OF-WAY.
3. UNDERGROUND PORTIONS OF FOOTINGS, FOUNDATIONS OR OTHER IMPROVEMENTS WERE NOT LOCATED. WALL TIES ARE TO THE
FACE OF THE WALL AND ARE NOT TO BE USED TO RECONSTRUCT BOUNDARY LINES.
4. NOT VALID WITHOUT THE SIGNATURE & ORIGINAL RAISED SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER. ONLY VISIBLE
ENCROACHMENTS LOCATED.
5. THIS SURVEY IS INTENDED FOR USE BY THOSE TO WHOM IT IS CERTIFIED.
6. ONLY IMPROVEMENTS SHOWN WERE LOCATED. FENCE OWNERSHIP NOT DETERMINED.
7. DIMENSIONS ARE IN FEET AND DECIMALS THEREOF. NO EFFORT WAS MADE TO PROVE PLAT BOUNDARIES.
8. PARCEL SUBJECT TO EASEMENTS, RESTRICTIONS, RESERVATIONS, AND RIGHT-OF-WAYS OF RECORD.
9. WHEN LOCATION OF EASEMENTS OR RIGHTS-OF-WAY OF RECORD, OTHER THAN THOSE ON RECORD PLATS, IS REQUIRED, THIS
INFORMATION MUST BE FURNISHED TO THE SURVEYOR AND MAPPER. PER FLORIDA STATUTE 5J-17.052 (2)4(d)4 OF THE FLORIDA
ADMINISTRATIVE CODE.
10. ADDITIONS OR DELETIONS TO SURVEY MAPS OR REPORTS BY OTHER THAN THE SIGNING PARTY OR PARTIES IS PROHIBITED
WITHOUT WRITTEN CONSENT OF THE SIGNING PARTY OR PARTIES.
11. THE F.E.M.A. FLOOD ZONE INFORMATION INDICATED HEREON IS BASED ON MAPS SUPPLIED BY THE FEDERAL GOVERNMENT. IT IS
THE RESPONSIBILITY OF THE OWNER AND/OR CONTRACTOR TO VERIFY FLOOD ZONE INFORMATION AND BUILDING RESTRICTIONS PRIOR
TO ANY CONSTRUCTION OR PLANNING.
12. ELEVATIONS SHOWN HEREON ARE BASED UPON N.A.V.D. 1988.
Lot 27 of unrecorded plat of Cocohatchee River Estates:
That part of the Southeast quarter of Section 22, Township 48 South, Range 25 East, Collier County,
Florida, lying East of the Seaboard Coast line Railroad and Northeasterly of the thread of the Cocohatchee
River being more particularly described as follows:
Commencing at the Northeast corner of the Southeast quarter of said Section 22, run S 00º 32’ 16” E along
the East line of said section 22 for 1032.00 feet; thence run N 72º 03’ 30” W for 347.93 feet; being the
Point of Beginning; thence run S 17º 01’ 15” W for 378.55 feet to the centerline of Cocohatchee River;
thence run N 70º 36’ 27” W along the centerline of said river for 237.88 feet; thence run N 17º 56’ 30” E
for 115.00 feet; thence run N 56º 36’ 10" E for 159.48 feet; thence run N 17º 56’ 30” E for 133.00 feet;
thence run S 72º 03’ 30” E for 132.00 feet to the Point of Beginning; containing 1.5 acres plus or minus.
NO OTHER PERSON OR ENTITY MAY RELY ON THIS SURVEY.
PSM No. 6348 State of Florida
Partick Joyner
POINT OF COMPOUND CURVATUREP.C.C.
GENERATORGEN.
PROPOSEDPROP.
ENCLOSUREENCL.
SCREENEDSCRN.
EQUIPMENTEQ.
MITERED END SECTIONM.E.S.
L.M.E.LAKE MAINTENANCE EASEMENTBUILDINGBLDG.
ELEVATIONELEV.
PLT. PLANTER
CONCRETECONC.
NOT APPLICABLEN/A
EXISTING FIRE HYDRANT
POWER POLE
WELL
WATER VALVE = CENTER LINE =LCS 00°32'16" E 1032.00' D.L-1
S 17°01'15" W 378.55' D.N 7
0
°
3
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L-2= S 72°03'30" E 132.00' D.
S 72°03'36" E 131.73' M.
L-3= 479.93' D.
N 72°03'30" W 479.70' M.
L-5
L-4= S 17°06'51" W 178.18' M.
L-5= S 81°55'26" W 261.16' M.
L-6= N 17°48'44" E 65.13' M.
L-8
L-7= N 18°16'55" E 103.07' M.
L-8= S 72°02'13" E 132.27' M.
BASIS OF BEARINGS
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3.A.b
Packet Pg. 51 Attachment: ATTACHMENT A - Backup Package (27839 : 182 Cocohatchee Blvd Variance)
1
.
5
'
P
A
LM
2' OAKCOCOHATCHEE BOULEVARD2.1'2.
8
'2.8
'
3.1'2.4'3.2'2.5'3.1'3.3'3.4'3.5'3.3'3.4'2.9'2.6'2.6'2.4'2.7'3.0'3.6'3
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5.0'
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5.3'
5.3'5.5'5.7'7.0'5.7'6.0'4.7'5.1'5.2'
4.5'
3.4'
3.8'5.8'5.7'5.5'5.5'5.07'4.78'4.33'4.59'4.83'5.15'5.4'4.8'2.3'3.0'6.5'6.3'4.5'5.6'13'-2 12 " SIDE SETBACKVARIANCE5.7'30'-0" SIDE SETBACK1.5' PALM1.5' TREECOCOHATCHEE RIVER2.5'2.1'2.0'2.1'2.4'2.9'3.0'3.3'2
.
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.
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1 PALM (3)3.7'LAGOONSITE REQUIREMENTSLEGENDREQUIREDREQUESTEDSETBACKVARIANCEREQUESTSIDE YARDFRONTREAR , GUEST HOUSEREAR , MAIN HOUSECOCOHATCHEE RIVERCOCOHATCHEE BOULEVARDAVERAGE LOT WIDTHABCD1 PALM (3)COCOHATCHEE RIVERCOCOHATCHEE BOULEVARDPROPERTY LINE DIMENSIONS111 10th Street, Suite 308 • Naples, Florida 34102 • (239) 262.7677 • Delray Beach, Florida (561) 243.0799 • WWW.STOFFTCOONEY.COMofSheets:Scale:Date:Job No.SITE PRELIM
DateRevisions
LICENSE# AA 26000793
ALL IDEAS, DESIGNS, ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE
OWNED BY, AND THE PROPERTY OF THIS OFFICE, AND WERE CREATED, EVOLVED, AND DEVELOPED FOR
USE ON AND IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS,
ARRANGEMENTS OR PLANS SHALL BE USED BY, OR DISCLOSED TO ANY PERSON, FIRM, OR
CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF RANDALL E.
STOFFT, ARCHITECTS P.A.. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER
SCALED DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND
CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS OF ADEQUATE SCALE MUST BE SUBMITTED TO
THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION ON ITEMS AS NOTED.
SITE STUDY
182 COCOHATCHEE BLVD.
NAPLES , FLORIDACOLLIER COUNTY SCALE: NOT TO SCALEAERIAL VIEWSCALE: 1/16"=1'-0"VARIANCE RESPONSE3.A.cPacket Pg. 52Attachment: ATTACHMENT B - Site Plan & Detail for Proposed Variance (27839 : 182 Cocohatchee Blvd Variance)
VikingWAYCol
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3.A.d
Attach
ND-38555053
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by the Collier County Hearing Examiner (HEX)
at 1:00 P.M., February 22, 2024, in the Hearing Examiner’s meeting room, at 2800 North Horseshoe
Drive, Room 609/610, Naples FL 34104, to consider:
PETITION NO. PL20230014986 VA – REQUEST FOR A VARIANCE FROM LAND DEVELOPMENT CODE
SECTION 4.02.01A, TABLE 2.1, TO REDUCE THE REQUIRED ESTATES FRONT SETBACK FROM 75
FEET TO 50 FEET ON THE NORTH PROPERTY LINE FOR THE PROPOSED ACCESSORY GARAGE; THE
REQUIRED SIDE SETBACK FROM 30 FEET TO 13.2 FEET ON THE WEST PROPERTY LINE FOR THE
PROPOSED PRINCIPAL RESIDENTIAL STRUCTURE AND ON THE EAST PROPERTY LINE FOR THE
PROPOSED RESIDENTIAL STRUCTURE, THE GARAGE, AND THE ACCESSORY GUEST HOUSE; THE
REQUIRED REAR YARD SETBACK FROM 75 FEET TO 42.8 FEET ON THE SOUTH PROPERTY LINE FOR
THE PROPOSED GUEST HOUSE; AND THE REQUIRED SETBACK FROM THE SEAWALL AND RIP-RAP
SURROUNDING THE LAGOON FROM 75 FEET TO 0 FEET FOR THE PROPOSED PRINCIPAL RESIDENTIAL
STRUCTURE ON PROPERTY LOCATED SOUTHWEST OF THE INTERSECTION OF COCOHATCHEE BLVD
AND COCOHATCHEE DR, ALSO KNOWN AS 182 COCOHATCHEE BLVD, NAPLES, FL 34110 IN SECTION
22, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA.
All interested parties are invited to appear and be heard. All materials used in presentation before the
Hearing Examiner will become a permanent part of the record.
Copies of staff report are available one (1) week prior to the hearing. The file can be reviewed at the
Collier County Growth Management Community Development Department, Zoning Division, 2800 North
Horseshoe Drive, Naples, FL 34104.
As to any petition upon which the Hearing Examiner takes action, an aggrieved petitioner may appeal
such final action. Such appeal shall be filed per Section 2-88 of the Collier County Code of Laws and
Ordinances within 30 days of the decision by the Hearing Examiner. An aggrieved non-party may appeal
a decision by the Hearing Examiner to the Circuit Court of Collier County within 30 days of the decision.
In the event that the petition has been approved by the Hearing Examiner, the applicant shall be advised
that he/she proceeds with construction at his/her own risk during this 30-day period. Any construction
work completed ahead of the approval authorization shall be at their own risk.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to
provide public comments remotely, as well as in person, during this proceeding. Individuals who would
like to participate remotely should register through the link provided within the specific event/meeting
entry on the Calendar of Events on the County website at www.colliercountyfl.gov/our-county/visitors/
calendar-of-events after the agenda is posted on the County website. Registration should be done in
advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who
register will receive an email in advance of the public hearing detailing how they can participate remotely
in this meeting. Remote participation is provided as a courtesy and is at the user’s risk. The County is not
responsible for technical issues. For additional information about the meeting, please call Geoffrey Willig
at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
If you are a person with a disability who needs any accommodation in order to participate in this
proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the
Collier County Zoning Division located at 2800 N. Horseshoe Dr, Naples, Florida 34104, (239) 252- 2400,
at least two (2) days prior to the meeting.
Andrew W. J. Dickman, Esq., AICP
Chief Hearing Examiner
Collier County, Florida
3.A.d
Attachment: ATTACHMENT C - Legal Ad & HEX Sign Posting (27839 : 182 Cocohatchee Blvd Variance)Packet Pg. 54
3.A.dPacket Pg. 55Attachment: ATTACHMENT C - Legal Ad & HEX Sign Posting (27839 : 182 Cocohatchee Blvd Variance)
3.A.d
Packet Pg. 56 Attachment: ATTACHMENT C - Legal Ad & HEX Sign Posting (27839 : 182 Cocohatchee Blvd Variance)
3.A.d
Packet Pg. 57 Attachment: ATTACHMENT C - Legal Ad & HEX Sign Posting (27839 : 182 Cocohatchee Blvd Variance)
02/22/2024
COLLIER COUNTY
Collier County Hearing Examiner
Item Number: 3.B
Doc ID: 27852
Item Summary: Petition No. CU-PL20220003454 – Harklau Storage – Request for approval of a Conditional Use
to allow a car condo facility, also known as motor freight and warehousing (SIC 4225, air conditioned and mini-and
self-storage warehousing only), pursuant to LDC section 2.03.03.D.1.c.24, on ±2.47 acres located at the southeast
corner of Tamiami Trail East (US 41) and Confederate Drive, Lots 1, 4, 5, and 6, Block One, Naples Manor Unit
No. 1, in Section 29, Township 50 South, Range 26 East, Collier County, Florida. [Sean Sammon, Planner III]
Commissioner District 1
Meeting Date: 02/22/2024
Prepared by:
Title: Principal Planner – Zoning
Name: Sean Sammon
01/30/2024 4:35 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
01/30/2024 4:35 PM
Approved By:
Review:
Growth Management Community Development Department Diane Lynch GMD Approver Skipped
01/31/2024 6:12 PM
Building Plan Review & Inspections Diane Lynch Additional Reviewer Skipped 02/02/2024 1:39 PM
Operations & Regulatory Management Michael Stark Review Item Completed 02/05/2024 5:05 PM
Zoning Sean Sammon Review Item Skipped 01/30/2024 4:26 PM
Zoning Ray Bellows Review Item Completed 02/06/2024 10:45 AM
Zoning Mike Bosi Division Director Completed 02/08/2024 8:31 AM
Unknown Jaime Cook Additional Reviewer Completed 02/13/2024 11:11 AM
Hearing Examiner (GMD Approvers) David Merino Review Item Completed 02/14/2024 11:28 AM
Hearing Examiner Andrew Dickman Meeting Pending 02/22/2024 1:00 PM
3.B
Packet Pg. 58
Page 1 of 17
CU-PL20220003454, Harklau Storage Revised: February 13, 2024
STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: ZONING DIVISION – ZONING SERVICES SECTION, GROWTH
MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT
HEARING DATE: FEBRUARY 22, 2024
SUBJECT: PL20220003454 – CONDITIONAL USE (CU) – HARKLAU STORAGE
______________________________________________________________________________
PROPERTY OWNER/AGENT:
Owner: Bret Harklau Agent(s): Jessica Kluttz
Harklau Leasing, LLC Davidson Engineering
930 Hyacinth CT 4365 Radio RD, Ste. 201
Marco Island, FL 34145 Naples, FL 34104
REQUESTED ACTION:
To have the Collier County Hearing Examiner (HEX) consider a request for approval of a
Conditional Use to allow a car condo facility, also known as motor freight and warehousing
Standard Industrial Classification (SIC 4225, air-conditioned and mini-and self-storage
warehousing only), pursuant to Land Development Code (LDC) section 2.03.03.D.1.c.24.
GEOGRAPHIC LOCATION:
The ±2.47-acre subject property is located at the southeast corner of Tamiami Trail East (US 41)
and Confederate Drive [Dixie Drive], also described as Lots 1, 4, 5, and 6, Block One, Naples
Manor Unit No. 1, in Section 29, Township 50 South, Range 26 East, Collier County, Florida.
(See location map on the following page)
3.B.a
Packet Pg. 59 Attachment: Staff Report - CU-PL20220003454 - Harklau Storage (27852 : PL20220003454 Harklau Storage CU)
Page 2 of 17 CU-PL20220003454, Harklau Storage Revised: February 13, 2024 3.B.aPacket Pg. 60Attachment: Staff Report - CU-PL20220003454 - Harklau Storage (27852 : PL20220003454 Harklau Storage
Page 3 of 17
CU-PL20220003454, Harklau Storage Revised: February 13, 2024
PURPOSE/DESCRIPTION OF PROJECT:
The agent seeks a Conditional Use (CU) to allow for the development of a car condo facility on
the subject property across four parcels: 62040080002, 62040120001, 62040160003, and
62040200002. The subject property is zoned General Commercial (C-4) and is approximately
2.47 acres in size. The C-4 zoning district allows for car condos and self-storage as a conditional
use, and the proposed facility will provide an estimated 34,420 square feet of storage space.
According to the Standard Industrial Classification (SIC) manual, a car condo facility is
equivalent to SIC code 4225, which is an establishment primarily engaged in the warehousing
and storing of a general line of goods. This includes general warehousing and storage, mini-
warehouse warehousing, and warehousing self-storage. The proposed use is permitted as a
conditional use according to LDC Section 2.03.03.D.1.c.24: “motor freight transportation and
warehousing, air-conditioned and mini-and-self storage warehousing only.”
Southeast rendering of proposed Harklau Storage Car Condo Facility. Source: Phoenix Associates of Florida Inc.
The aesthetic of the proposed facility will blend in with the neighborhood since the structure's
design is to scale for commercial use in the C-4 district adjacent to residential properties and will
not be imposing on adjacent residences as typical self-storage facilities tend to be. There are a
proposed 31 total car condo units ranging in area from as small as 828 square feet to as large as
1,250 square feet. The site will be served by two access points, one on the northwest, which will
interconnect to the existing adjacent commercial property adjacent to Dixie Drive/Confederate
Drive (Lot 3) and the other on the southeast end from Johns Street. Both ingress/egress points
will be gated to provide traffic control and security to the property.
The subject property is subject to Ordinance No. 92-043, specifically Exhibit A, South Naples
Planning Community, Section 6, which governs Lots 1 through 5 in Block One, Naples Manor
Unit No. 1, recorded in Plat Book 3, Page 57-the legal description for the majority of the subject
property parcels. This ordinance changed the zoning classifications for various zoning districts.
Specifically, it rezoned the subject property from General Commercial, C-4, Zoning District to
General Commercial, C-4, Zoning District subject to the following conditions, Ordinance 92-043
compatibility exception CEX-003-SN:
3.B.a
Packet Pg. 61 Attachment: Staff Report - CU-PL20220003454 - Harklau Storage (27852 : PL20220003454 Harklau Storage CU)
Page 4 of 17
CU-PL20220003454, Harklau Storage Revised: February 13, 2024
•A landscape buffer shall be provided along the entire frontage of Floridian Avenue in
accordance with Section 2.4.7.4, Alternative B, of the Land Development Code (Ordinance
91-102).
•Principal Structures shall be limited to three stories in height.
•The subject property (all lots combined) shall only be served with one single access onto
U.S. 41 East.
•Access onto Floridian Avenue is prohibited.
The conceptual site plan provided by the agent applied these conditions as follows: a Type B
landscape buffer has been provided on the site plan along the frontage of Floridian Avenue; the
overall height of the structure is limited to 26 feet 8 inches, roughly a height of only one story
maximum; the subject property will be served by two access points, one from Johns Street and
one as an interconnect from Dixie Drive, there is no need for access from U.S. 41 East, and there
is no access onto Floridian Avenue. The original Ordinance No. 92-043 stated, "The subject
property (all lots combined) shall only be served with one single access onto U.S. 41 East.”
However, the Zoning Director provided an interpretation based on the Transportation Review’s
analysis (See Attachment D) and determined that “U.S. 41 in this location is a Class 3 Arterial-
Divided roadway; therefore, from a health safety standpoint, it’s much safer to allow access on
Johns Street combined with the interconnection to the parcel to the northwest.” Therefore, all
conditions are satisfied with the proposed conceptual site plan.
Following this, the current minimum standards from the current LDC also apply. The C-4 zoning
district allows a maximum of 75 feet in overall height, and the planned structure will be less than
that to be built to a maximum of 26 feet 8 inches in height. The structure requires a minimum
building separation for structurally unified buildings to equal half the sum of the building
heights. For this instance, the sum of the two building heights equals 50 feet. Therefore, the
minimum building separation equals 25 feet, and the agent is providing more than the minimum
as the proposed building separation will be 50 feet. As the site is further developed, the minimum
development standards will be met especially for parking requirements, water quality, flood
elevation, and preserve requirements. According to Collier County’s Environmental regulations,
for commercial developments less than 5 acres, the developments are required to provide a
minimum 10% of the total site area as a preserve. The amount of open space proposed for the
site is ±0.84 acres, which is 34% of the total site area, well above the minimum required.
The agent sees a need for the subject property, a vacant commercial property within the C-4
zoning district. They plan to fill this need by providing a car condo auto storage for the property
owner to provide a minimum commercial impact to the adjacent commercial and residential
properties. The proposed facility will be aesthetically sufficient for the compatibility of the
adjacent properties and will provide a safe and secure commercial use for the subject property
while satisfying a commercial need. The agent is providing more than required for the minimum
site design standards in that it will be nearly 50 feet less than the maximum allowable height for
the zoning district; it will provide twice as much building separation for the proposed facility as
required; and it will provide more than triple the minimum required preserve/open space for the
subject property. This, coupled with the fact that the agent will abide by the conditions required
from Ordinance No. 92-043, provides evidence that this will be a commercial benefit in the
zoning district.
3.B.a
Packet Pg. 62 Attachment: Staff Report - CU-PL20220003454 - Harklau Storage (27852 : PL20220003454 Harklau Storage CU)
Page 5 of 17 CU-PL20220003454, Harklau Storage Revised: February 13, 2024 Conceptual Site Plan aerial for Harklau Storage. Source: Davidson Engineering 3.B.aPacket Pg. 63Attachment: Staff Report - CU-PL20220003454 - Harklau Storage (27852 : PL20220003454 Harklau Storage
Page 6 of 17
CU-PL20220003454, Harklau Storage Revised: February 13, 2024
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, which is vacant commercial and zoned
General Commercial (C-4):
North: Convenience Store and Dixie Drive/Confederate Drive, with a zoning designation
of General Commercial (C-4) Zoning District
East: Floridian Avenue and developed single-family residential, with a zoning
designation of Residential Single Family (RSF-4)
South: Johns Street and Commercial Uses, with a zoning designation of General
Commercial (C-4) Zoning District
West: Tamiami Trail East/US-41 and developed residential known as the Wentworth
Estates, with a zoning designation of Planned Unit Development (PUD).
Subject Property Aerial, Source: Collier County Property Appraiser
Subject Property
3.B.a
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Base Zoning Map; Source: Collier County GIS/Addressing
Subject Property
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GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY & STAFF ANALYSIS:
Comprehensive Planning & Future Land Use Element (FLUE): The subject property is
located along Tamiami Trail E on the edge of the Naples Manor Neighborhood, which is part of
the Urban Residential Subdistrict of the Urban Mixed-use District as identified on the
countywide Future Land Use Map (FLUM) of the Growth Management Plan (GMP). Within the
Urban Residential Subdistrict, and in accordance with the Density Rating System of the FLUE, a
base density of four (4) dwelling units per acre (DU/A) is allowed. The subject property is
currently zoned C-4 and is deemed to be “Consistent by Policy.” This means the zoning on the
property for which an exemption has been granted based on vested rights, dedication, or
compatibility determination and the zoning on the property for which a compatibility exception
has been granted, both as provided for in the Zoning Re-evaluation Program established pursuant
to former Policy 3.1K and implemented through the Zoning Reevaluation Ordinance No. 90-23,
and as identified on the Future Land Use Map series as Properties Consistent by Policy, shall be
considered consistent with the Future Land Use Element. Such property shall be regarded as
consistent with the Future Land Use Element only to the extent of the exemption or exception
granted and in accordance with all other limitations and timelines in the Zoning Re-evaluation
Program. Since the commercial zoning is legally in place, the application for a conditional use on
the property is consistent with the Future Land Use Element.
Zoning Review: The proposed use for a car condo, SIC 4225, is permitted as a conditional use
according to LDC Section 2.03.03.D.1.c.24 “motor freight transportation and warehousing, air-
conditioned and mini-and-self storage warehousing only,” in the C-4 Zoning District. The
original conceptual site plan did not comply with the standards written into the governing
document, Ordinance 92-043, such as no access onto Floridian Avenue, the Type B landscape
buffer shall be provided along the entire frontage of Floridian Avenue, and all lots combined
shall be served by a single access point onto U.S. 41 East. This was communicated by staff to the
agent during the review comment phases. The agent adjusted the site plan to meet these
standards.
Also, the US 41 East Corridor Zoning Overlay (EZO) standards were offered to the agent as a
recommendation, but since it has not yet been adopted, it was only offered as a recommendation.
The recommendation was to provide for 30% of the building footprint to allow alternative uses,
for an enhanced landscape buffer on the entire subject property, and to provide an
interconnection with adjacent commercial. The agent provided responses offering reasons why
the subject property can provide for some but not all standards, such as interconnection and
minimum landscape buffers. The final concept site plan showed the facility meeting height
requirements, setbacks, and other LDC minimum requirements, such as landscape buffers,
parking calculations, water quality, and flood elevation. The agent went above the minimum
requirements on the concept site plan, such as doubling the minimum building separation,
providing more than triple the amount of the minimum open space area required for the subject
property, and including enhanced landscape buffers along Dixie Drive/Confederate Drive,
Floridian Avenue, and Johns Street.
The agent conducted the Neighborhood Information Meeting (NIM) without opposition;
however, the public attendees were concerned with how the site would be operated and designed.
The agent provided a thorough explanation, and there was no opposition to the proposed petition
3.B.a
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at the conclusion of the NIM. Therefore, with all aforementioned factors considered, Zoning
Staff recommends approval for the conditional use petition with a total of 5 conditions.
Transportation Element: The project is consistent with Policy 5.1 of the Transportation
Element of the Growth Management Plan, which 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 occurs:
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.”
According to the Transportation Impact Statement (TIS) dated March 2, 2023 (revised), provided
with this petition, the proposed Harklau Storage Conditional Use will generate a projected total
of +/- 31 PM peak hour two-way trips on the following roadway segments with the listed
capacities according to the 2022 and 2023 AUIR:
Roadway/
Link
Link Current Peak
Hour Peak
Direction
Service
Volume/Peak
Direction
2022
AUIR
LOS
2022
AUIR
Remaining
Capacity
Projected
P.M. Peak
Hour/Peck
Direction
Project
Trips (1)
2023
AUIR
LOS
2023
AUIR
Remaining
Capacity
US-41
Tamiami Trail
East/93.0
Rattlesnake
Hammock
Rd to Site
3,000/East D (2)280 10/EB D (2)307
US-41
Tamiami Trail
East/93.0
Site to
Triangle
Blvd
3,000/East D (2) 280 10/EB D (2) 307
•(1) Source for P.M. Peak Hour/Peak Direction Project Traffic is from the petitioner's March 2, 2023,
Traffic Impact Statement.
•(2) Expected Deficiency due to Trip Bank not caused by this proposed development (see State Statute
169.3180). The expected deficiency is found in the current 2023 AUIR and the previous 2022 AUIR.
3.B.a
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Provisions of Florida Statute 163.3180:
▪Must allow an applicant to enter into a binding agreement to pay or construct their
proportionate fair share.
▪Facilities determined to be deficient with existing, committed, and vested trips plus
projected background traffic from any source other than the development shall be
removed from the proportionate share calculation.
▪The improvement necessary to correct this type of deficiency is the funding responsibility
of the maintaining entity.
▪Applicant must receive a credit for the anticipated road impact fees.
The expected and existing deficiencies are not caused by this proposed development.
Based on the 2022 and 2023 AUIR and the provision of State Statute 169.3180, the adjacent
roadway network has sufficient capacity to accommodate the proposed new trips for this
development within the 5-year planning period. Therefore, the subject Conditional Use can be
found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan.
Transportation Review: The Transportation Planning staff has reviewed the petition for
compliance with the GMP and the LDC and recommends approval of this development.
FINDINGS OF FACT:
The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
The roadway infrastructure has adequate capacity to serve the proposed development at this time,
i.e., GMP consistent at the time of a conditional use as evaluated as part of the GMP
Transportation Element consistency review. The project’s development must also comply with
all other applicable concurrency management regulations and operational improvements when
development approvals are sought at the time of the Site Development Plan (SDP) review.
Ingress and egress to the property and proposed structures thereon, with particular
reference to automotive and pedestrian safety and convenience, traffic flow and control,
and access in case of fire or catastrophe.
Ingress and egress to the subject property will utilize primary access on Johns Street and an
interconnection to the parcel to the west with access onto Dixie Drive, as shown on the master
plan. Additional operational impacts for the facility will be reviewed at the time of the Plat or
Site Development Plan (SDP). The TIS submitted by the applicant indicates that the adjacent
roadway network has sufficient capacity to accommodate this project within the 5-year planning
period, as noted above, and will not adversely impact the surrounding roadway network further.
Landscape Review: Perimeter landscape buffers proposed are consistent with the LDC.
Conservation & Coastal Management Element (CCME): Environmental review staff has
found this project to be consistent with the Conservation & Coastal Management Element
3.B.a
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(CCME). The project site consists of 2.47 acres of native vegetation. A minimum of .247 acres
(10%) of native vegetation is required to be preserved.
Environmental Review: Environmental Planning staff has reviewed the petition to address
environmental concerns. The required preserve is .247 acres (10% of 2.47 acres). The
preservation requirement will be addressed off-site in accordance with LDC Section
3.05.07.H.1.f. No listed animal species were observed on the property; however, Florida Fish
and Wildlife Conservation Commission (FWC) wildlife data indicates the presence of Black
Bear (Ursus americanus floridanus) in the area. A black bear management plan will need to be
included at PPL or SDP review. This project does not require Environmental Advisory Council
(EAC) review, as it did not meet the EAC's scope of land development project reviews as
identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances.
Environmental Services staff recommend approval of the proposed petition.
CONDITIONAL USE CRITERIA:
Before any Conditional Use recommendation can be offered to the Hearing Examiner (HEX), it
must make findings that:
1)approval of the Conditional Use will not adversely affect the public interest and will
not adversely affect other properties of uses in the same district of the neighborhood.
2)all specific requirements for the individual Conditional Use will be met; and
3)satisfactory provisions have been made concerning the following matters, where
applicable
1.Describe how the project is consistent with the Collier County Land Development Code
and Growth Management Plan. Include information on how the request is consistent
with the applicable section or portions of the Future Land Use Element.
The General Commercial (C-4) Zoning District allows for a self-storage facility (motor
freight and warehousing SIC 4225, air-conditioned and mini-and-self storage warehousing
only) as a Conditional Use per section 2.03.03.D.1.c.24 of the Collier County Land
Development Code. The application and proposed Conceptual Site Plan identify all the
required elements for a conditional use, as required by the LDC and, thereby, the Future
Land Use Element. Per the zoning verification letter ZLTR-PL20210003134 dated January 5,
2022, the use of an indoor car storage facility is classified as SIC 4225, which is the use this
conditional use application seeks for approval.
Zoning Staff Comment: The proposed use is a permitted use based on the SIC code 4225, as
a conditional use per the Land Development Code. The application is consistent with the
request for a conditional use and satisfies the Future Land Use Element Policies 5.4, 7.1,
7.2, 7.3, and 7.4.
2.Describe the existing or planned means of ingress and egress to the property and
proposed structure thereon with particular reference to automotive and pedestrian
safety and convenience, traffic flow and control, and access in case of fire or
catastrophe.
3.B.a
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The primary ingress and egress to the site will be via gated access along Johns Street. No turn
lane will be provided. Sidewalks will be provided as seen on the Conceptual Site Plan and
connected to the existing network.
Zoning Staff Comment: The proposed primary access off Johns Street is consistent with
Ordinance 92-043. Likewise, fire access was originally proposed onto Floridian Avenue.
However, that was removed since any access is not permitted according to Ordinance No.
92-043.
3. Describe the effect the conditional use will have on neighboring properties in relation to
noise, glare, economic impact, and odor.
The proposed use of car condos will have minimal impact on neighboring properties in
relation to noise, glare, economic, and odor effects. There are no noxious odors, glares, or
sounds associated with self-storage uses, and the building’s size will be screened by
appropriate landscape buffering. Please see the included architectural renderings and site
plan. A 25-foot enhanced landscape buffer is provided along the entire frontage of
Floridian Avenue in accordance with Section 4.06.02.C.2 (Alternative B) of the Land
Development Code. This will mitigate some of the impact on residential neighbors located
to the northeast of the subject site. A 25-foot enhanced landscape buffer is provided along
Johns Street, and a 15-foot Type B buffer is provided along Tamiami Trail. A 25-foot
enhanced landscape buffer is provided along the portion of Dixie Drive/Confederate Drive,
and a 10-foot Type A landscape buffer is provided to buffer against the adjacent
commercial use to the northwest.
Zoning Staff Comment: During the review, staff recommended providing some mitigating
factors suggested in the proposed East Naples Zoning Overlay (EZO). The EZO has not yet
been approved, and staff is constrained to only offer recommendations. The agent complied
with the interconnection request and the code minimum landscape buffers along US-41 and
enhanced landscape buffers within the remaining three yards. The original landscape buffer
was the minimum to offer, and the agent deemed this necessary in order to be feasible with
the desired building footprint within the site constraints. Staff understood the site constraints
and preferred enhanced landscape buffering to mitigate any other negative impacts on the
adjacent properties. The agent complied and provided enhanced landscape buffers along
Dixie Drive/Confederate Drive, Floridian Avenue, and Johns Street; these roads bisect the
subject property from adjacent commercial and residential properties.
4. Describe the compatibility of the site and the proposed use with adjacent properties and
other properties in the district.
The parcel is adjacent to a commercial-use property and roadways; no connecting residential
uses exist. To the north of the site is a convenience store and Dixie Drive. To the East is
Floridian Avenue, separating the site from single-family homes. To the south is Johns Street,
separating the site from a commercial use. Lastly, to the west is Tamiami Trail E, separating
the site from the landscape buffer of a residential development. The development will be
limited to a height of 26’8”, making it vertically compatible with the surrounding area, and it
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will not be a noxious use. In HEX Decision 2017-04, a similar SIC 4225 conditional use was
approved at 11201 Tamiami Trail E, showing that this use is deemed to be compatible with
the general surrounding neighborhood. This development was approved at three stories of
self-storage, which is a more intense and less commercially activating development than the
car condo proposed in this application.
Zoning Staff Comment: Staff agrees with the assessment in comparison to the HEX Decision
2017-04 since it exists in the same zoning district. The proposed use of a car condo facility
may be compatible since the agent provides minimum landscape buffering code and includes
the interconnection as part of their site plan proposal. The subject property area constraints
don’t necessarily allow the agent to include 30% of the building footprint for alternative uses
in addition to what they’re providing since it may impose an unnecessary, incompatible use
for the subject property. The adjacent residential properties may benefit from more
vegetative screening, but the agent is providing the code minimum standards along US-41
and enhanced landscape buffers along the remaining three yards.
5.Please provide any additional information which you may feel is relevant to this
request.
This Conditional Use can be integrated into the existing built environment using landscape
buffering, and no primary access to this site is provided on Floridian Avenue. The building
will be subject to Collier County architectural standards, and the proposed facility will be
limited to 22 feet in height.
Addressing the East Naples Community Development Plan, a self-storage facility is
identified as an undesirable use within the plan. This plan does state that warehouse space
can be encouraged to be redeveloped as mixed-use. This development is proposing a car
condo, which allows for more than just storage and warehouse space. Patrons may use these
units as a recreational space to display their automobiles and host small gatherings. Per this
plan, the US 41 at Naples Manor study area aims to add 254,000 square feet of commercial
space to the area. This conditional use would allow for currently vacant land to be developed
into an activated commercial use which will have gated access to not encourage through
traffic into the neighborhoods surrounding it nor create any noxious impacts that other C-4
uses may produce. Such permitted uses include carwashes, drycleaning plants, equipment
rental, and hospitals, which all produce elevated noise, odor, or chemical exposure.
The site will be developed in a sensitive and attractive manner, providing enhanced
landscaping where facing residential development and an architecturally compliant structure
that is one story tall. A large, imposing box self-storage facility is not being proposed; this
development is private car condo garages that allow for a personal recreational space outside
of the home.
The surrounding neighborhood will benefit from this development by providing indoor,
private garage space for residents to utilize. Further, there is no accepted amendment to the
Land Development Code that prohibits SIC 4225 from being approved as a Conditional Use
in C-4 zoning. Similar uses have been approved through the Conditional Use process in the
general area, such as HEX decision 2017-04. The East Naples Community Development Plan
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encourages the development of commercial uses, and this conditional use ultimately proposes
the development and activation of four vacant parcels of land along Tamiami Trail E.
Zoning Staff Comment: Staff agrees developing commercial on a commercially zoned vacant
property is a net positive for the zoning district at large. The proposed conditional use is less
intense in comparison to other large warehousing or potential commercial uses. The agent is
providing code minimum landscaping to maximize its building footprint on a constrained
subject property. The car condo, as it is proposed, will be gated and, therefore, is not open to
the public. This is not necessarily a net positive to the adjacent residential since it is
exclusive from public use to the adjacent community. However, the proposed conceptual site
design will provide a less intense commercial aesthetic, and the agent will provide details
that provide more than the code minimum, such as in height, building separation, and
amount of open space and preserve, that this may be more compatible with the adjacent
commercial properties.
Based on the above findings, this conditional use is recommended for approval.
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.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The NIM was held on Thursday, September 7, 2023, at 3500 Thomasson Drive, Meeting Room
A, Naples, FL 34112, known as the East Naples Community Park, at 6:00 pm. The summary of
the NIM is attached to the staff report within the Backup Package (Attachment A). Aside from
what was already proposed, there were a few commitments/acknowledgments made by the agent.
In total, there were 13 people in attendance. The primary concerns/comments to the agent were:
1.Request for there to be provided upscale landscaping consistent with the landscaping
of Treviso Bay
2.Request greatest setbacks to be provided from US41.
3.Suggestion for there to be 24/7 security measures in place on the property, including a
security guard, gated entry, and cameras.
4.Encourage that there be no activities on site beyond the car condo use, i.e., no owners
living in units.
5.Concerns about stadium-style lighting.
6.Concerns about the number of cars that could be stored in each unit and suggested
that “quiet hours” be written into the condo documents governing the units.
7.Concerns about restricting vehicle lifts and the number of vehicles per unit, the
number of guest parking spaces provided, and signage. The community does not want
a “gaudy sign” to face Treviso Bay.
8.Request that no combustibles be stored in the units.
3.B.a
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From these concerns, questions, and comments expressed by the attending public, the agent
responded with a few confirmations:
1. Landscaping would be consistent with the LDC.
2. The setback would be the minimum required per LDC and associated overlays.
3. Acknowledgement of the request for security measures/security guard. However, no
commitment was made, and it was noted that code enforcement or law enforcement
could be contacted if any issues arose.
4. Number of cars stored is up to owner’s discretion.
5. Vehicle lifts are not currently banned; unit owners can install such equipment at their
own discretion.
6. Parking is provided per LDC standards.
7. Any signage will also meet LDC standards. No sign variance is currently proposed.
8. Units will most likely need to be sprinkled to protect against combustibles.
US 41 EAST CORRIDOR ZONING OVERLAY (EZO) CONSISTENCY REVIEW:
Based on the East Naples Development Plan Community, the proposed use is considered a "less
desirable storage." However, since the US 41 East Corridor Zoning Overlay (EZO) has not been
adopted, staff can only offer conditions included in the EZO as a recommendation because they
can’t be enforced. Should the Hearing Examiner (HEX) recommend approval, staff offered
mitigating factors considering the establishment of an Overlay District for this segment of US 41
to implement the East Naples Community Development Plan. The draft overlay is
recommending separation distances and additional design standards for certain uses along the US
41 corridor. Staff recommended including these additional design techniques for the proposed
car storage building, such as:
• Include at least 30% of the gross floor area of the building for alternate uses such as
service industries, multifamily dwellings, retail or shopping, restaurant, hotel, or
entertainment.
• Interconnect with the existing adjacent structure as an additional intervening building on
the site to accommodate alternative uses between the US 41 street frontage and the self-
storage facility.
• Enhance the property's perimeter with a minimum 25-foot-wide landscape buffer,
including a 2–3-foot undulating berm with double staggered hedge row and canopy trees
(minimum 5 per 100 feet). Palms are not to be considered equivalent to, or substitute for,
canopy trees.
The agent responded to each technique as to whether or not it was feasible to include the subject
property. The agent responded as such:
We acknowledge the consideration of this plan; however, the suggested design alternatives do
not fit the site:
1. Include at least 30% of the gross floor area of the building as an alternate use, such as
service industries, multifamily dwellings, retail or shopping, restaurant, hotel, or
entertainment.
3.B.a
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A: A mixed-use development would not be compatible with the proposed car
condo facility as it is intended to be a quiet, private use for patrons to utilize
without any through traffic. Including a service industry use would encourage
heavier traffic on the site and create higher parking demand that cannot be
accommodated with the desired building footprint.
2.Interconnect with the existing adjacent structure as an additional intervening building
on the site to accommodate alternative uses between the US 41 street frontage and the
self-storage facility
A: Interconnection with the adjacent business has been provided.
3.Enhance the perimeter of the property with a minimum 25-foot-wide landscape buffer
including a 2–3-foot undulating berm with double staggered hedge row and canopy trees
(Minimum 5 per 100 feet).
A: Such an enhanced buffer is not feasible with the desired building footprint
due to the site constraints. Code-compliant landscape buffering is provided on
the conceptual site plan.
Since the review period and when the agent responded, the agent complied with the
interconnection and the code minimum landscape buffer along US-41. The agent has also
provided enhanced buffers, 25 feet along the northwest property line adjacent to Dixie
Drive/Confederate Drive and, the southeast property line adjacent to Johns Street, and 25 feet
along the northeast property line adjacent to Floridian Avenue. Regarding the 30% of the
building to be provided for other mixed uses, the agent prefers not to include other uses on site
for a car condo due to the demand for space to store cars with limited height restriction and
building footprint area in the C-4 district as well as the subject property lot constraints; there is
nothing in code to require mixed-use development. Due to staff being unable to enforce the EZO
standards, the fact the agent partially applied recommended standards is sufficient to carry this
petition forward.
CONCURRENT LAND USE APPLICATIONS:
There are no concurrent land use applications under review at present.
RECOMMENDATION:
Staff recommends that the Collier County Hearing Examiner (HEX) make a determination of
APPROVAL, subject to the following conditions:
1)The maximum total daily trip generation for the CU shall not exceed 31 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.
2)Hours of access shall be 24 hours a day, seven days a week, with no overnight stays
or overnight parking outside units permitted
3)No direct access onto Floridian Avenue shall be provided.
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4) No outdoor noise amplification shall be permitted.
5) Enhanced Landscape Buffers indicated on the conceptual site plan shall contain, at a
minimum, the landscaping required for a Type B Buffer per the Collier County Land
Development Code and enhance this inclusion of a minimum of five canopy trees
(palm trees may not substitute for canopy trees) a minimum of 10 feet in height per
100 linear feet, and a double staggered hedge row maintained to form a 36-inch high
continuous visual screen within one year of planting per the US 41 EZO Proposed
Standards.
ATTACHMENTS:
A. Backup Package
B. Conceptual Site Plan Copy
C. Legal Ad & HEX Sign Posting
D. Ordinance No. 92-043 Access Points Interpretation
3.B.a
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Revised 5/18/2018 Provide to Agents G:\CDES Planning Services\Current\Zoning Staff Information\Job Aides or Help Guides
HEARING PACKAGE CHECKLIST Return this form with printed materials
A.Backup provided by the County Planner
The Planner is responsible for all required data included in the printed packets of information for the Hearing
Examiner (Hex) or the Collier County Planning Commission (CCPC). DO NOT ACCEPT DUPLICATES OF ANY
DOCUMENTS. MAKE SURE ONLY THE LATEST, ACCEPTED/APPROVED COPY OF THE BELOW DOCUMENTATION.
PLEASE CONFIRM THE DOCUMENTS ARE IN THE ORDER DESCRIBED IN “BACKUP PROVIDED BY APPLICANT.”
Planner responsible for providing the County Attorney-drafted Ordinance for PUDs and placing in backup
materials. AGENTS DO NOT INCLUDE THE PUD DOCUMENT – STAFF PROVIDES THIS TO THE COUNTY ATTORNEY
WHEN THE ORDINANCE IS DRAFTED FOR A PUD. THE FINAL PUD ORDINANCE/RESOLUTION IS THE FIRST ITEM
AFTER THE STAFF REPORT. [FOR HEX, THE REQUESTED LANGUAGE/ PROPOSED PLAN IS THE FIRST ITEM AFTER THE
STAFF REPORT]
B.Backup provided by Applicant:
PLEASE PROVIDE THE DOCUMENTS IN THE ORDER DESCRIBED BELOW. DO NOT PROVIDE DUPLICATES OF ANY
DOCUMENTS. PROVIDE ONLY THE LATEST, ACCEPTED/APPROVED COPY OF THE BELOW DOCUMENTATION. IF THE
BACKUP PROVIDED BY APPLICANT IS IN DISARRAY-MEANING IT IS NOT IN THE PROPER ORDER AND/OR THE
APPLICANT PROVIDES MULTIPLE DUPLICATES-THE APPLICANT COULD LOSE ITS HEARING DATE.
X___ Application, to include but not limited to the following:
X__ Narrative of request
X__ Property Information
X__ Property Ownership Disclosure Form
X__ Any other documents required by the specific petition type; such as a variance, a boat
dock extension; PUD amendment, rezone request, etc.
N/A Disclosure of Property Ownership Interest (if there is additional documentation aside from
disclosure form)
N/A Affidavit of Unified Control
X___ Affidavit of Representation
X___ Drawings (may include Cross-Section (for BDEs generally), proposed Boat Dock(s) with
Water depth, location maps etc.)
X___ NIM Information (Sign in sheet, notes, minutes and transcript/or summary)
✓Include 3 thumbnail drives of video and/or audio
X___ Traffic Impact Study (TIS)
X___ Environmental Data
N/A Historical/Archeological Survey or Waiver
X___ Utility Letter
N/A Deviation Justifications
3.B.b
Packet Pg. 76 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Revised 5/18/2018 Provide to Agents G:\CDES Planning Services\Current\Zoning Staff Information\Job Aides or Help Guides
X___ Boundary Survey
N/A Other documents, as needed, on a case-by-case basis such as relevant prior Ordinances,
Conditional Uses, historical documents, any “private or legal” agreements affecting the PUD etc.
___ Submerged Resource Surveys may be included here if required.
X___ CD with only one pdf file for all documents in the same order as the packets are put together.
They must be in the same order.
I understand that by submitting the above materials, it is the agent ’s/applicant’s responsibility to ensure all materials are in the same
order for all copies of backup materials to provide to the Hex/CCPC and the CD must contain the documents in one pdf file (not multiple
files) in the same order as the printed materials. It is the agent’s responsibility to ensure no documentation is left out.
________________________________________ ____________________
Signature of Agent Representative Date
________________________________________
Printed Name of Signing Agent Representative
Jessica Kluttz
01/29/2023
N/A
3.B.b
Packet Pg. 77 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 1 of 12
APPLICATION FOR PUBLIC HEARING FOR:
CONDITIONAL USE
LDC Section 10.08.00 & Code of Laws section 2-83 – 2-90
Chapter 3 C.1 of the Administrative Code
PETITION NO (PL)
PROJECT NAME
DATE PROCESSED
A CONDITIONAL USE TO BE HEARD BY THE PLANNING COMMISSION AND BOARD OF ZONING
APPEALS
A MINOR CONDITIONAL USE TO BE HEARD BY THE OFFICE OF THE HEARING EXAMINER
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): ______________________________________________________
Name of Applicant if different than owner: __________________________________________
Address: ____________________________City: _____________ State: ________ ZIP: _______
Telephone: ____________________ Cell: ____________________ Fax: ___________________
E-Mail Address: ________________________________________________________________
Name of Agent(s): _____________________________________________________________
Firm: _________________________________________________________________________
Address: ____________________________City: _____________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: __________________
E-Mail Address: ________________________________________________________________
BE AWARE THAT COLLIER COUNTY HAS LOBBYIST REGULATIONS. GUIDE YOURSELF
ACCORDINGLY AND ENSURE THAT YOU ARE IN COMPLIANCE WITH THESE REGULATIONS.
To be completed by staff
3.B.b
Packet Pg. 78 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 2 of 12
ASSOCIATIONS
Required: List all registered Home Owner Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
PROPERTY INFORMATION
On separate page, provide a detailed legal description of the property covered by the
application:
•If the request involves changes to more than one zoning district, the applicant shall include
separate legal description for property involved in each district;
•The applicant shall submit 4 copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale), if required to do so at the pre-application meeting; and
•The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Property I.D. Number: ____________________________ Plat Book: _______ Page #: _______
Section/Township/Range: _______ /_______ /_______
Subdivision: __________________________________________Lot: ________ Block: ________
Metes & Bounds Description: _____________________________________________________
Size of Property: _____ft. X ______ ft. = _______ Total Sq. Ft. Acres: _____________
Address/ General Location of Subject Property:
______________________________________________________________________________
______________________________________________________________________________
See attached pages for below.
3.B.b
Packet Pg. 79 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 3 of 12
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property: (If space is inadequate, attach on a separate
page)
Section/Township/Range: / /
Lot: Block: Subdivision: __________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________
Metes & Bounds Description: ________________________________________________
CONDITIONAL USE REQUEST DETAIL
Type of Conditional Use:
This application is requesting a conditional use as allowed, pursuant to LDC section 2.03.00, of the
_______________________ zoning district for _______________________ (type of use).
Present Use of the Property: __________________________________________
3.B.b
Packet Pg. 80 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 4 of 12
EVALUATION CRITERIA
Pursuant to LDC section 10.08.00 and Chapter 3 C.1 of the Administrative Code, staff’s recommendation
to the reviewing body shall be based upon a finding that the granting of the conditional use will not
adversely affect the public interest and that the specific requirements governing the individual conditional
use, if any, have been met. Further, satisfactory provision and arrangement have been made concerning
the following matters, where applicable.
On a separate page, provide a narrative statement describing a request for a conditional use
and a detailed response to the criteria listed below. Specify how and why the request is
consistent with each of the criteria.
a. Describe how the project is consistent with the Collier County Land Development Code and Growth
Management Plan. Include information on how the request is consistent with the applicable section
or portions of the Future Land Use Element.
b. Describe the existing or planned means of ingress and egress to the property and proposed structure
thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow
and control, and access in case of fire or catastrophe.
c. Describe the effect the conditional use will have on neighboring properties in relation to noise, glare,
economic impact, and odor.
d. Describe the site’s and the proposed use’s compatibility with adjacent properties and o ther
properties in the district.
e. Please provide any additional information which you may feel is relevant to this request.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the
request is affected by existing deed restrictions.
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
_____________________________________________________________________________________
_____________________________________________________________________________________
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
No Yes (If yes please provide copies.)
3.B.b
Packet Pg. 81 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 5 of 12
STATEMENT OF UTILITY PROVISIONS
FOR CONDITIONAL USE REQUEST
APPLICANT INFORMATION
Name of Applicant(s): ___________________________________________________________
Address: ______________________________City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: __________________
E-Mail Address: ________________________________________________________________
Address of Subject Property (If available): ___________________________________________
City: ________________ State: __________ ZIP: ___________
LEGAL DESCRIPTION
Section/Township/Range: / /
Lot: Block: Subdivision: _______________________________________________
Plat Book: Page #: Property I.D. Number: _________________________________
Metes & Bounds Description: _____________________________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a.County Utility System
b.City Utility System
c.Franchised Utility System Provide Name: ____________________
d.Package Treatment Plant (GPD Capacity): ___________________
e.Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
a.County Utility System
b.City Utility System
c.Franchised Utility System PROVIDE NAME_______________
d.Private System (Well)
Total Population to be served: ____________________________________________________
Peak and Average Daily Demands:
A.Water-Peak: _______ Average Daily: ________
B.Sewer-Peak: _______ Average Daily: ________
See attached pages for below information.
3.B.b
Packet Pg. 82 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 6 of 12
If proposing to be connected to Collier County Regional Water System, please provide the
date service is expected to be required: ____________________________________________
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of
affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil
involved shall be provided from tests prepared and certified by a professional engineer.
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to
dedicate the water distribution and sewage collection facilities within the project area to the
Collier County Utilities. This shall occur upon completion of the construction of these facilities in
accordance with all applicable County ordinances in effect at that time. This statement shall also
include an agreement that the applicable system development charges and connection fees will
be paid to the County Utilities Division prior to the issuance of building permits by the County. If
applicable, the statement shall contain an agreement to dedicate the appropriate utility
easements for serving the water and sewer systems.
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided
for at the pre-application meeting, if the project is to receive sewer or potable water services from
any provider other than the County, a statement from that provider indicating adequate capacity
to serve the project shall be provided.
3.B.b
Packet Pg. 83 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 7 of 12
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer at their expense shall record in the
Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice
of Developer Commitments that contains the legal description of the property that is the subject of the
land use petition and contains each and every commitment of the owner or developer specified in
the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply
with the recording requirements of F.S. §695. A recorded copy of the Memorandum or Notice shall be
provided to the assigned Principal Planner, Zoning Services Department, within 15 days of recording of
said Memorandum or Notice.
Chapter 8 of the Administrative Code requires that the applicant must remove their public
hearing advertising sign(s) after final action is taken by the Board of County Commissioners.
Based on the Board's final action on this item, please remove all public hearing advertising
sign(s) immediately.
3.B.b
Packet Pg. 84 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 8 of 12
Pre-Application Meeting and Final Submittal Requirement Checklist for:
A Conditional Use to be heard by the Planning Commission and Board of Zoning Appeals
A Minor Conditional Use to be heard by the Office of the Hearing Examiner
Chapter 3 C.1. of the Administrative Code
The following Submittal Requirement Checklist is to be utilized during the Pre-Application Meeting, and at time of
application submittal. At time of submittal, the checklist is to be completed and submitted with the application packet.
Please provide the submittal items in the exact order listed below, with cover sheets attached to each section.
Incomplete submittals will not be accepted.
Requirements for Review # Of
Copies Required Not
Required
Completed Application (download current form from County website) 1
Cover letter briefly explaining the project 1
Pre-Application Notes 1
Affidavit of Authorization, signed and notarized 1
Completed Addressing Checklist 1
Property Ownership Disclosure Form 1
Warranty Deed(s) 1
Boundary Survey 1
Conceptual Site Plan 24” X 36” plus (one 8 ½ X 11 copy)
Plans showing proposed location for utilities, if required
Plans for screening and buffering the use with reference as to type, dimensions,
and character, if required
Plans showing the proposed landscaping and provisions for trees protected by
County regulations, if required
Plans showing the proposed signs and lighting, including type, dimensions, and
character, if required
Architectural Rendering of Proposed Structure(s), if applicable 1
Current aerial photographs (available from Property Appraiser) with project
boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. 1
Statement of utility provisions (with all required attachments & sketches) 1
Environmental Data Requirements, pursuant to LDC section 3.08.00 1
Environmental Data Requirements collated into a single Environmental Impact
Statement (EIS) at time of public hearings. Coordinate with project planner at time
of public hearing.
Listed Species Survey; less than 12 months old. Include copies of previous surveys. 1
Traffic Impact Study (TIS) or waiver 1
Historical and Archeological Survey, or waiver 1
Electronic copy of all documents and plans
* Please advise: The Office of the Hearing Examiner requires all materials to be
submitted electronically in PDF format.
1
* If located in the Bayshore/Gateway Triangle Redevelopment Area, include an additional set of each submittal
requirement
3.B.b
Packet Pg. 85 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 9 of 12
ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS:
• Following the completion of the review process by County review staff, the applicant shall submit all materials
electronically to the designated project manager.
• Please contact the project manager to confirm the number of additional copies required.
Planners: Indicate if the petition needs to be routed to the following additional reviewers:
Bayshore/Gateway Triangle Redevelopment:
Executive Director Emergency Management: Dan Summers; and/or
EMS: Artie Bay
Conservancy of SWFL: Nichole Johnson GMD Graphics
City of Naples: Robin Singer, Planning Director Utilities Engineering: Eric Fey
Parks and Recreation: Barry Williams Immokalee Water/Sewer District:
Other: School District (Residential Components): Amy
Lockheart
Communication Towers:
Mosquito Control Collier County Airport Authority
Naples Airport Authority
Commercial Mining:
Impact Fees
3.B.b
Packet Pg. 86 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 10 of 12
FEE REQUIREMENTS
All checks payable to: Board of County Commissioners
Pre-Application Meeting: $500.00 (to be credited towards the application fee if the application is filed
within 9 months of pre-application meeting)
Conditional Use Application Fee: $4,000.00
o When filed with Rezone Petition: $1,500.00
o Additional fee for 5th and subsequent reviews: 20% of original fee
Comprehensive Planning Consistency Review: $300.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application meeting):
$2,500.00
Listed or Protected Species survey review fee (when an EIS is not required): $1,000.00
Transportation Fee, if required:
o Methodology Review Fee: $500.00
o Minor Study Review Fee: $750.00
o Major Study Review Fee: $1,500.00
Estimated Legal Advertising Fee for the Hearing Examiner or CCPC: $1,125.00
Estimated Legal Advertising Fee for the BZA, if required: $500.00
Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the
Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for
Applications headed to hearing, and this fee is collected prior to 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.
All checks payable to: Board of County Commissioners.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
3.B.b
Packet Pg. 87 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 11 of 12
Public Participation Requirements
LDC Section 10.03.06 B. or C.
Chapter 8 of the Administrative Code
Notice for Minor Conditional Use Petitions
Neighborhood Information Meeting (NIM) Requirements: Applicant must conduct a
NIM at least 15 days prior to the Hearing Examiner’s receipt of the staff report and
application materials in accordance with the applicable sections of the Administrative
Code. The NIM shall be advertised and a mailed written notice shall be given to the
property owners in the notification area at least 15 days prior to the NIM meeting.
Mailed Notice: Written notice shall be sent to property owners in the notification area
at least 15 days before the advertised Hearing Examiner hearing.
Newspaper Advertisements: The legal advertisement shall be published at least 15 days
before the advertised Hearing Examiner hearing in a newspaper of general circulation.
The advertisement shall include at a minimum:
• Date, time, and location of the hearing;
• Description of the proposed land uses; and
• 2 in. x 3 in. map of the project location.
Sign: A sign shall be posted at least 15 days before the advertised Hearing Examiner
hearing date.
Public Hearing for Minor Conditional Use Petitions
Hearing Examiner: The Hearing Examiner shall hold at least 1 advertised public hearing.
See Chapter 9 of the Administrative Code for the Office of the Hearing Examiner
procedures.
Notice for Conditional Use Petitions
Neighborhood Information Meeting (NIM) Requirements: Applicant must conduct a
NIM at least 15 days prior to the advertised public hearing. The NIM shall be advertised
and a mailed written notice shall be given to the property owners in the notification
area at least 15 days prior to the NIM meeting.
3.B.b
Packet Pg. 88 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
5/08/2018 Page 12 of 12
Mailed Notice: Written notice shall be sent to property owners in the notification area
at least 15 days before the advertised public hearing.
Newspaper Advertisements: The legal advertisement shall be published at least 15 days
before the advertised public hearing in a newspaper of general circulation. The
advertisement shall include at a minimum:
• Date, time, and location of the hearing;
• Description of the proposed land uses; and
• 2 in. x 3 in. map of the project location.
Sign: A sign shall be posted at least 15 days before the advertised public hearing date.
Public Hearing for Conditional Use Petitions
Environmental Advisory Committee (EAC): The EAC shall hold at least 1 advertised
public hearing, if required.
Collier County Planning Commission (CCPC): The CCPC shall hold at least 1 public
hearing.
Board of Zoning Appeals (BZA): The BZA shall hold at least 1 advertised public hearing.
3.B.b
Packet Pg. 89 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Legal for Parcel 62040080002:
NAPLES MANOR UNIT 1 COMM SW CNR LOT 1 BLK 1, NAPLES MANOR UNIT 1, S 39 DEG E 160.63FT POB,
N 50 DEG E 200FT, S 39 DEG E 165FT, S 50 DEG W 200FT, N 39 DEG W 165FT POB & N 60FT OF THE FOLL:
BEG SW CNR LOT 1 BLK 1 NAPLES MANOR UNIT 1, N 50 DEG E 200FT, THENCE 39.37FT ALG CURVE, S 39
DEG E 135.63FT, S 50 DEG W 200 FT N 39 DEG W 160.63FT POB BEING A PORTION OF LOT 1 & 2 AND ALL
OF LOT 3 OR 1394 PGS 1212-1216
Legal for Parcel 62040120001:
NAPLES MANOR UNIT 1 BLK 1 LOT 4
3.B.b
Packet Pg. 90 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Legal for Parcel 62040160003:
NAPLES MANOR UNIT 1 BLK 1 LOT 5
Legal for Parcel 62040200002:
NAPLES MANOR UNIT 1 BLK 1 LOT 6
3.B.b
Packet Pg. 91 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigning E xcellence
Civil Engineering • Planning • Permitting
Narrative and Evaluation Criteria for Conditional Use
Harklau Storage
Updated 01/29/2024
PL20220003454
The intent of this Conditional Use request is to allow for a car condo facility (motor freight and
warehousing SIC 4225, air conditioned and mini-and-self storage warehousing only), as provided for in the
Conditional Use provisions within the C-4 zoning district pursuant to section 2.03.03.D.1.c.24 of the Collier
County Land Development Code.
The subject site consists of four parcels, together consisting of 2.48 acres. The parcel IDs are:
62040080002, 62040120001, 62040160003, 62040200002.
The following section is a narrative of the conditional use application and how it is consistent with the
standards for approval, LDC section 10.08.00.
a. Describe how the project is consistent with the Collier County Land Development Code and Growth
Management Plan. Include information on how the request is consistent with the applicable section
or portions of the Future Land Use Element.
Response: The C-4 Zoning District allows for a self-storage facility (motor freight and warehousing
SIC 4225, air conditioned and mini-and-self storage warehousing only), as a Conditional Use per
section 2.03.03.D.1.c.24 of the Collier County Land Development Code. The application and
proposed Conceptual Site Plan identify all the required elements for a conditional use, as required
by the LDC and thereby, the Future Land Use Element.
Per the zoning verification letter ZLTR-PL20210003134 dated January 5, 2022, the use of an indoor
car storage facility is classified as SIC 4225, which is the use this conditional use application seeks
for approval.
b. Describe the existing or planned means of ingress and egress to the property and proposed structure
thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow and
control, and access in case of fire or catastrophe.
Response: The primary ingress and egress to the site will be via gated access along Johns Street.
Interconnection to the adjacent parcel to the North is proposed per the included Conceptual Site
Plan as access onto Floridian was deemed unacceptable per Ordinance 92-43. No turn lane will
be provided. Sidewalks will be provided as seen on the Conceptual Site Plan and connected to the
existing network.
c. Describe the effect the conditional use will have on neighboring properties in relation to noise, glare,
economic impact, and odor.
Response: The proposed use of car condos will have minimal impact on neighboring properties in
relation to noise, glare, economic, and odor effects. There are no noxious odors, glares, or sounds
3.B.b
Packet Pg. 92 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
associated with self-storage uses, and the building’s size will be screened by appropriate
landscape buffering. Please see the included architectural renderings and site plan.
The Conceptual Site Plan a 25’ enhanced landscape buffer is provided along the entire frontage
of Floridian Avenue, Johns Street, and Dixie Drive in accordance with Section 4.06.02.C.2 of the
Land Development Code and the proposed US 41 UZO Proposed Standards for Landscape
Buffering. This will mitigate some of the impact to residential neighbors located to the East of the
subject site. A 15’ Type D buffer is provided along Tamiami Trail. A 10’ Type A buffer is provided
to the North to buffer against the adjacent commercial use.
d. Describe the site’s and the proposed use’s compatibility with adjacent properties and other properties
in the district.
Response: The parcel is adjacent to a commercial use and roadways, there is no connecting
residential uses. To the North of the site is a convenience store and Dixie Drive, to the East is
Floridian avenue separating the site from single family homes, to the south is Johns Street
separating the site from a commercial use, and to the West is Tamiami Trail E, separating the site
from the landscape buffer of a residential development. The development will be limited to 22’
feet in height, making it vertically compatible with the surrounding area and it is not a noxious
use.
In HEX decision 2017-04, a similar use SIC 4225 conditional use was approved at 11201 Tamiami
Trail E, showing that this use is deemed to be compatible with the general area. This development
was approved at three stories of self-storage, which is a more intense and less commercially
activating development than the car condo proposed in this application.
e. Please provide any additional information which you may feel is relevant to this request.
Response: This conditional use can be integrated into the existing built environment using
landscape buffering and no access to this site is provided on Floridian Avenue. The building will
be subject to Collier County architectural standards, and the proposed facility will be limited to
22’ in height.
Addressing the East Naples Community Development Plan, within the plan a self-storage facility
is identified as an undesirable use. This plan does state that warehouse space can be encouraged
to redevelop as mixed-use. This development is proposing a car condo, which allows for more
than just storage and warehouse space. These units may be used by patrons as a recreational
space to display their automobiles and host small gatherings. Per this plan, the US 41 at Naples
Manor study area has an aim to add 254,000 square feet of commercial space to the area. This
conditional use would allow for currently vacant land to be developed into an activated
commercial use which will have gated access to not encourage through traffic into the
neighborhoods surrounding it nor create any noxious impacts that other C-4 uses may produce.
Such permitted uses include carwashes, drycleaning plants, equipment rental, and hospitals
which all produce elevated noise, odor, or chemical exposure.
The site will be developed in a sensitive and attractive manner, providing enhanced landscaping
where facing residential development and an architecturally compliant structure which is only
3.B.b
Packet Pg. 93 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
one story tall. A large, imposing box self-storage facility is not being proposed, this development
is private car condo garages which allow for a personal recreational space outside of the home.
The surrounding neighborhood will benefit from this development by providing indoor, private
garage space for residents to utilize. Further, there is no accepted amendment to the Land
Development Code which prohibits SIC 4224 from being approved as a Conditional Use in C-4
zoning. Similar uses have been approved through the Conditional Use process in the general area,
such as HEX decision 2017-04. The East Naples Community Development Plan encourages
development of commercial uses, and this conditional use ultimately proposes the development
and activation of four vacant parcels of land along Tamiami Trail E.
Regarding the design standards proposed by this plan, roll up garage doors shall be internally
facing, the access to units shall be oriented internally, and no outdoor storage is proposed or shall
be permitted per the included plans. Per this proposed plan:
a. No buildings shall exceed 100 feet in length when adjacent to a residential zoning district.
Floridian Avenue separates the development from the residential zoning district, and the
building length is indicated at 350’.
b. Include at least 30% of the gross floor area of the building as an alternate use such as service
industries, multifamily dwellings, retail or shopping, restaurant, hotel, or entertainment.
A mixed-use development would not be compatible with the proposed car condo facility
as it is intended to be a quiet, private use for patrons to utilize without any through-traffic.
Including a service industry use would encourage heavier traffic on the site and create
higher parking demand that cannot be accommodated with the desired building
footprint.
c. Interconnect with the existing adjacent structure as an additional intervening building on the
site to accommodate alternative uses between the US 41 street frontage and the self-storage
facility.
Interconnection with the adjacent business has been provided.
d. Enhance the perimeter of the property with a minimum 25-foot wide landscape buffer including
a 2-3 foot undulating berm with double staggered hedge row and canopy trees (minimum 5 per
100 feet).
Such an enhanced buffer is not feasible throughout the entire perimeter with the desired
building footprint due to the site constraints. Code compliant landscape buffering is
provided along Tamiami Trail and where the site abuts commercial zoning, with the more
enhanced buffering facing the residential uses to increase compatibility.
Future Land Use Element Provisions
Policy 5.4:
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).
Response: The C-4 District allows for self-storage as a Conditional Use. The application and
Conceptual Site Plan identify the required elements for a Conditional Use, as required by the LDC
and Future Land Use Element Provisions.
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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.
Response: The site will have primary access along Johns Street. The access will be gated to not
allow for any general public through traffic. Secondary access is provided as interconnection with
the North commercial site.
Policy 7.2
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.
Response: The property will have access along Johns Street, which directly connects to Tamiami
Trail East to the South. Direct access along Tamiami Trail is not feasible due to proximity to
intersections.
Policy 7.3
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of land use type.
Response: The project connects to Johns Street, however it does not provide a public street for
through traffic. Interconnection is provided to the adjacent commercial development.
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.
Response: The site shall provide sidewalks to connect to the existing sidewalk network, please see
the attached Conceptual Site Plan.
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Addressing Checklist (Rev 10/2022) Page 1 of 1
Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 www.colliercountyfl.gov
ADDRESSING CHECKLIST
Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are required for
every application, other items are optional and may not apply to every project.
Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe
and any time the properties within the project boundary are modified.
Additional documents may be attached to this form and can include:
-* LOCATION MAP and/or SURVEY showing the proposed project boundary.
-List of additional folio numbers and associated legal descriptions.
- E-mail from Addressing Official for any pre-approved project and/or street names.
LOCATION INFORMATION
*FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary]
*LEGAL DESCRIPTION of subject property or properties. [Attach list if necessary]
STREET ADDRESS(ES) where applicable, if already assigned.
PROJECT INFORMATION
Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing
Official. Pre-Approval may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your
submittal.
CURRENT PROJECT NAME
PROPOSED PROJECT NAME
PROPOSED STREET NAME(s)
LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####]
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Legal for Parcel 62040080002:
NAPLES MANOR UNIT 1 COMM SW CNR LOT 1 BLK 1, NAPLES MANOR UNIT 1, S 39 DEG E 160.63FT POB,
N 50 DEG E 200FT, S 39 DEG E 165FT, S 50 DEG W 200FT, N 39 DEG W 165FT POB & N 60FT OF THE FOLL:
BEG SW CNR LOT 1 BLK 1 NAPLES MANOR UNIT 1, N 50 DEG E 200FT, THENCE 39.37FT ALG CURVE, S 39
DEG E 135.63FT, S 50 DEG W 200 FT N 39 DEG W 160.63FT POB BEING A PORTION OF LOT 1 & 2 AND ALL
OF LOT 3 OR 1394 PGS 1212-1216
Legal for Parcel 62040120001:
NAPLES MANOR UNIT 1 BLK 1 LOT 4
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Legal for Parcel 62040160003:
NAPLES MANOR UNIT 1 BLK 1 LOT 5
Legal for Parcel 62040200002:
NAPLES MANOR UNIT 1 BLK 1 LOT 6
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01/06/2023
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Conditions of Approval
January 29, 2024
HARKLAU STORAGE CONDITIONAL USE
CONDITIONS OF APPROVAL
This document provides a list of conditions of approval proposed for the Harklau Storage
Conditional Use.
1. The maximum total daily trip generation for the CU shall not exceed 31 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.
2. Hours of access shall be 24 hours a day, 7 days a week with no overnight stays or
overnight parking outside units permitted.
3. No direct access on Floridian Avenue shall be provided.
4. No outdoor noise amplification shall be permitted.
5. Enhanced Landscape Buffers indicated on the conceptual site plan shall contain at a
minimum the landscaping required for a Type B Buffer per the Collier County Land
Development Code and enhance this through the inclusion of of a minimum of five
canopy trees (palm trees may not substituted for canopy trees) per 100 linear feet a
minimum of 10 feet in height, and a double staggered hedge row planted 4 feet off
center maintained to form a 36-inch high continuous visual screen within one year of
planting.
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NAPLES, FL 34113HARKLAU STORAGE11075 TAMIAMI TRAIL E.PHOENIX ASSOCIATES OF FLORIDA, INC. HEREBY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS, DESIGNS, ARRANGEMENTS AND IDEAS. THESE IDEAS, PLANSAND DESIGNS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THEEXPRESS WRITTEN PERMISSION FROM PHOENIX ASSOCIATES OF FLORIDA, INC. WRITTEN DIMENSIONS ON THESE DRAWINGS HAVE PRECEDENCE OVER SCALE DIMENSIONS. CONTRACTORS SHALL VERIFYAND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS OF THE JOB. PHOENIX ASSOCIATES OF FLORIDA, INC. SHALL BE NOTIFIED IN WRITING OF ANY VARIATIONS OR DISCREPANCIES FROMTHE DIMENSIONS, CONDITIONS AND SPECIFICATIONS SHOWN BY THESE DRAWINGS. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 7TH EDITION FLORIDA BUILDING CODE.ASSOCIATES OF FLORIDA, INC.PHOENIXP 239 | 596-9111 F 239 | 596-263713180 Livingston Road | Suite #204 Naples | FL 34109REV #DATE / DESCRIPTIONJob No:Drawn By:S.D.P.#:REV #DATE / DESCRIPTIONS.D.P.Permit #:Stage:Date:SEALSHEET TITLESHEET NUMBER--Certificate of Authorization #CA-00007607Certificate of Authorization #AA-2600319112345678MMD. By09.22.239/8/2022COVERSHEETC-1SCALE: NTSM.M.SYMBOLS & ANNOTATIONSX TITLESCALEVIEW NUMBERVIEW TITLESHEET NUMBERVIEW SCALENCALLED NORTHA-XDOOR NUMBERROOM NAMEXXXROOM NUMBERROOM IDENTIFICATIONX'-X"SECTION NUMBERSHEET NUMBERBUILDING SECTIONCOLUMN CENTER LINESHEET NUMBERELEVATION NUMBERREVISION CLOUDPROJECT TEAMINDEXS.D.P. ARCHITECTURECLIENTHARKLAU STORAGE,NAPLES FL.,34113ARCHITECTURE, MECHANICAL & PLUMBINGPHOENIX ASSOCIATES OF FLORIDA, INC.13180 LIVINGSTON ROAD #204NAPLES, FL 34109P: 239.596.9111STRUCTURAL ENGINEERINGPHOENIX ASSOCIATES OF FLORIDA, INC.13180 LIVINGSTON ROAD #204NAPLES, FL 34109P: 239.596.9111SCALE: N.T.S.ELECTRICAL ENGINEERINGSPELMAN ENGINEERING, INC.6296 CORPORATE CT. BLDG. A #201FORT MYERS, FL 33919P: 239.770.2930WXWINDOW TYPECOLUMN GRID LABELELEVATION DATUMREVISION NUMBEREXTERIOR ELEVATIONSCALE: N.T.S.LOCATION MAPSITE PLANELEV.1 STORYBUILDINGC-1 COVER SHEETA-0 KEY PLAN_BLDG.-100A-1 FLOOR PLAN_BLDG.-100A-2 ELEVATIONS_ BLDG.-100A-3 ELEVATIONS_ BLDG.-100A-4 ROOF PLAN_ BLDG.-100A-5 KEY PLAN _BLDG.-200A-6 FLOOR PLAN_BLDG.-200A-7 ELEVATIONS_ BLDG.-200A-8 ELEVATIONS_ BLDG.-200A-9 ROOF PLAN_ BLDG.-200A-10 SECTION TYPICAL & DUMPSTER ENCLOSURENHARKLAU STORAGE _ S.D.P.PROJECT ADDRESS: 10075 TAMIAMI TRAIL E. , NAPLES , FL 34113 |FOLIO ID: XXXXXPROJECT PHASE: S.D.P. PERMIT DOCUMENTS | DATE: 08.09.2022PROJECT LOCATIONNSOUTH -EAST VIEW-11 STORYBUILDINGXXXSAXXXXS1XXXOCCUPANCY: STORAGE GROUP S-2CONSTRUCTION TYPE: IIBSPRINKLERED: YESBUILDING INFORMATION_BLDG-1001B-100B-200JOHN
S
S
T
.TAMIAMI TRAIL E./U.S. 41FLORIDIAN AVE.SQUARE FOOTAGES: UNDER A/C -200 16,528 SFNON A/C-200 620 SFTOTAL UNDER ROOF 17,148 SFOCCUPANCY: STORAGE GROUP S-2CONSTRUCTION TYPE: IIBSPRINKLERED: YESBUILDING INFORMATION_BLDG-200SQUARE FOOTAGES: UNDER A/C -100 17,892 SFNON A/C-100 704 SFTOTAL UNDER ROOF 18,596 SF13.B.bPacket Pg. 183Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
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MATCH LINE
KEY PLANSCALE: NTSB-100B-200JOHN
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.TAMIAMI TRAIL E./U.S. 41FLORIDIAN AVE.3.B.bPacket Pg. 185Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
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Packet Pg. 186 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
3.B.b
Packet Pg. 187 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
SLOPESLOPEINTERNALGUTTERT.O. WALLELEV. +20'-0"WET DECKSLOPEWET DECKSLOPEWET DECKSLOPEWET DECKSLOPE1ABCDEFH3ABCDEFGHI250'-0"50'-0"125'-0"50'-0"75'-0"50'-0"372'-0"6'-0"16'-0"6'-0"16'-0"6'-0"16'-0"6'-0"16'-0"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +17'-4"T.O. WALLELEV. +17'-4"T.O. WALLELEV. +17'-4"T.O. WALLELEV. +17'-4"6'-0"
6'-0"T.O. WALLELEV. +23'-4"DSSLOPE 1/2" : 12
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6'-0"T.O. WALLELEV. +23'-4"A-31INTERNALGUTTERINTERNALGUTTERSLOPE 1/2" : 12
SLOPE 1/2" : 12
A-23IIA-22A-32QNOPQDSDSDSDSDSDST.O. WALLELEV. +23'-4"T.O. WALLELEV. +17'-4"T.O. WALLELEV. +17'-4"50'-0"50'-0"NAPLES, FL 34113HARKLAU STORAGE11075 TAMIAMI TRAIL E.PHOENIX ASSOCIATES OF FLORIDA, INC. HEREBY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS, DESIGNS, ARRANGEMENTS AND IDEAS. THESE IDEAS, PLANSAND DESIGNS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THEEXPRESS WRITTEN PERMISSION FROM PHOENIX ASSOCIATES OF FLORIDA, INC. WRITTEN DIMENSIONS ON THESE DRAWINGS HAVE PRECEDENCE OVER SCALE DIMENSIONS. CONTRACTORS SHALL VERIFYAND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS OF THE JOB. PHOENIX ASSOCIATES OF FLORIDA, INC. SHALL BE NOTIFIED IN WRITING OF ANY VARIATIONS OR DISCREPANCIES FROMTHE DIMENSIONS, CONDITIONS AND SPECIFICATIONS SHOWN BY THESE DRAWINGS. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 7TH EDITION FLORIDA BUILDING CODE.ASSOCIATES OF FLORIDA, INC.PHOENIXP 239 | 596-9111 F 239 | 596-263713180 Livingston Road | Suite #204 Naples | FL 34109REV #DATE / DESCRIPTIONJob No:Drawn By:S.D.P.#:REV #DATE / DESCRIPTIONS.D.P.Permit #:Stage:Date:SEALSHEET TITLESHEET NUMBER--Certificate of Authorization #CA-00007607Certificate of Authorization #AA-26003191N12345678MMD. By09.22.239/8/2022ROOFPLANBLDG.- 100A-4C.H., MM2A-4SCALE: 1/8" = 1'-0"MATCH LINE PARTIAL ROOF PLAN - BUILDING 1001A-4SCALE: 1/8" = 1'-0"MATCH LINE
MATCH LINE
KEY PLANSCALE: NTSMATCH LINEB-100B-200JOHN
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.TAMIAMI TRAIL E./U.S. 41FLORIDIAN AVE.PARTIAL ROOF PLAN - BUILDING 1003.B.bPacket Pg. 188Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
3.B.b
Packet Pg. 189 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
48"x30"56"x60"48"x30"56"x60"48"x30"56"x60"48"x30"56"x60"48"x30"56"x60"48"x30"56"x60"48"x30"56"x60"48"x30"56"x60"3'-4"2'-8"12'-0"6'-4"3'-4"12'-0"6'-4"6'-0"3'-4"2'-0"2'-4"12'-0"8'-4"3'-4"2'-4"10'-0"3'-4"2'-0"3'-4"2'-4"10'-0"3'-4"2'-0"3'-4"2'-4"10'-0"2'-8"10'-0"1'-4"10'-8"6'-0"2'-4"6'-0"2'-4"6'-0"4'-0"2'-8"10'-0"25'-0"25'-0"25'-0"36'-0"18'-0"18'-0"18'-0"7'-4"12'-0"11'-4"12'-0"7'-4"
46'-0"6'-0"
50'-0"4'-0"10'-0"8'-0"10'-0"8'-0"10'-0"8'-0"10'-0"4'-0"4'-0"3'-4"10'-0"15'-4"10'-0"12'-0"10'-0"7'-4"7'-4"10'-8"14'-2"72'-0"68'-0"340'-0"16'-0"10'-8"10'-8"4'-0"A-82UNIT208UNIT207UNIT206UNIT205UNIT204UNIT203UNIT202UNIT201208AADA LAV207AADA LAV206AADA LAV205AADA LAV202AADA LAV201AADA LAV204AADA LAV203AADA LAVIA-71123FGHABCDEIFGHABCDEA-734'-0"TRELLISTYPICALDSTRELLISTYPICALTRELLISTYPICALDSDSTRELLISTYPICALTRELLISTYPICALTRELLISTYPICALDSDSDSDSDSA-102A-102TRELLISTYPICALTRELLISTYPICAL340'-0"48"x30"56"x60"48"x30"56"x60"48"x30"56"x60"48"x30"56"x60"48"x30"56"x60"2'-0"340'-0"25'-0"3'-4"3'-4"12'-0"6'-4"3'-4"2'-8"12'-0"6'-4"3'-4"12'-0"6'-4"6'-0"3'-4"2'-8"12'-0"6'-4"3'-4"12'-0"6'-4"6'-0"4'-0"4'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"14'-2"10'-8"14'-2"10'-0"15'-4"10'-0"7'-4"10'-8"7'-4"10'-0"15'-4"10'-0"15'-4"10'-0"7'-0"75'-0"46'-0"6'-0"
56'-0"
7'-4"12'-0"11'-4"12'-0"7'-4"16'-0"16'-0"50'-0"7'-4"75'-0"4'-0"
4'-0"A-83UNIT215UNIT214UNIT213UNIT212UNIT211UNIT210UNIT209215AADA LAV214AADA LAV213AADA LAV212AADA LAV211AADA LAV210AADA LAV209AADA LAVIA-81123JKLMNOPIJKLMNOPA-727'-4"48"x30"56"x60"48"x30"56"x60"7'-4"3'-4"2'-8"12'-0"6'-4"3'-4"12'-0"6'-4"6'-0"16'-0"4'-0"4'-0"TRELLISTYPICALTRELLISTYPICALTRELLISTYPICALTRELLISTYPICALTRELLISTYPICALDSDSDSDSDSDSDSDSTRELLISTYPICALTRELLISTYPICAL340'-0"NAPLES, FL 34113HARKLAU STORAGE11075 TAMIAMI TRAIL E.PHOENIX ASSOCIATES OF FLORIDA, INC. HEREBY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS, DESIGNS, ARRANGEMENTS AND IDEAS. THESE IDEAS, PLANSAND DESIGNS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THEEXPRESS WRITTEN PERMISSION FROM PHOENIX ASSOCIATES OF FLORIDA, INC. WRITTEN DIMENSIONS ON THESE DRAWINGS HAVE PRECEDENCE OVER SCALE DIMENSIONS. CONTRACTORS SHALL VERIFYAND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS OF THE JOB. PHOENIX ASSOCIATES OF FLORIDA, INC. SHALL BE NOTIFIED IN WRITING OF ANY VARIATIONS OR DISCREPANCIES FROMTHE DIMENSIONS, CONDITIONS AND SPECIFICATIONS SHOWN BY THESE DRAWINGS. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 7TH EDITION FLORIDA BUILDING CODE.ASSOCIATES OF FLORIDA, INC.PHOENIXP 239 | 596-9111 F 239 | 596-263713180 Livingston Road | Suite #204 Naples | FL 34109REV #DATE / DESCRIPTIONJob No:Drawn By:S.D.P.#:REV #DATE / DESCRIPTIONS.D.P.Permit #:Stage:Date:SEALSHEET TITLESHEET NUMBER--Certificate of Authorization #CA-00007607Certificate of Authorization #AA-26003191N12345678MMD. By09.22.239/8/2022FLOORPLANBUILDING 200A-6C.H., MMMATCH LINE
MATCH LINE
PARTIAL FLOOR PLAN - BUILDING 200SCALE: 1/8" = 1'-0"A-61KEY PLANSCALE: NTSMATCH LINE
MATCH LINEPARTIAL FLOOR PLAN - BUILDING 200SCALE: 1/8" = 1'-0"A-61B-100B-200JOHN
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.TAMIAMI TRAIL E./U.S. 41FLORIDIAN AVE.3.B.bPacket Pg. 190Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
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Packet Pg. 191 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
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Packet Pg. 192 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
50'-0"72'-0"68'-0"4'-0"
4'-0"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +20'-0"WET DECKSLOPET.O. WALLELEV. +23'-4"DSSLOPE 1/2" : 12
SLOPE 1/2" : 12
50'-0"43'-0"36'-0"WET DECKSLOPEWET DECKSLOPEWET DECKSLOPET.O. WALLELEV. +17'-4"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +20'-0"I123FGHABCDEIFGHABCDEA-82A-71A-102A-102A-73T.O. WALLELEV. +17'-4"T.O. WALLELEV. +17'-4"T.O. WALLELEV. +17'-4"DSDSDSDSDSDSDS36'-0"340'-0"75'-0"50'-0"50'-0"75'-0"4'-0"
4'-0"T.O. WALLELEV. +23'-4"SLOPE 1/2" : 12
SLOPE 1/2" : 12
75'-0"50'-0"50'-0"T.O. WALLELEV. +23'-4"WET DECKSLOPET.O. WALLELEV. +17'-4"WET DECKSLOPET.O. WALLELEV. +17'-4"WET DECKSLOPET.O. WALLELEV. +17'-4"WET DECKSLOPET.O. WALLELEV. +17'-4"T.O. WALLELEV. +20'-0"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +20'-0"I123JKLMNOPIJKLMNOPA-83A-81A-72DSDSDSDSDSDSDSDST.O. WALLELEV. +23'-4"NAPLES, FL 34113HARKLAU STORAGE11075 TAMIAMI TRAIL E.PHOENIX ASSOCIATES OF FLORIDA, INC. HEREBY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS, DESIGNS, ARRANGEMENTS AND IDEAS. THESE IDEAS, PLANSAND DESIGNS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THEEXPRESS WRITTEN PERMISSION FROM PHOENIX ASSOCIATES OF FLORIDA, INC. WRITTEN DIMENSIONS ON THESE DRAWINGS HAVE PRECEDENCE OVER SCALE DIMENSIONS. CONTRACTORS SHALL VERIFYAND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS OF THE JOB. PHOENIX ASSOCIATES OF FLORIDA, INC. SHALL BE NOTIFIED IN WRITING OF ANY VARIATIONS OR DISCREPANCIES FROMTHE DIMENSIONS, CONDITIONS AND SPECIFICATIONS SHOWN BY THESE DRAWINGS. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 7TH EDITION FLORIDA BUILDING CODE.ASSOCIATES OF FLORIDA, INC.PHOENIXP 239 | 596-9111 F 239 | 596-263713180 Livingston Road | Suite #204 Naples | FL 34109REV #DATE / DESCRIPTIONJob No:Drawn By:S.D.P.#:REV #DATE / DESCRIPTIONS.D.P.Permit #:Stage:Date:SEALSHEET TITLESHEET NUMBER--Certificate of Authorization #CA-00007607Certificate of Authorization #AA-26003191N12345678MMD. By09.22.239/8/2022ROOFPLANBLDG.- 200A-9C.H., MMMATCH LINE
MATCH LINEROOF PLAN_ BLDG.-200SCALE: 1/8" = 1'-0"A-92SCALE: 1/8" = 1'-0"A-91MATCH LINE
MATCH LINE
KEY PLANSCALE: NTSROOF PLAN_ BLDG.-200NB-100B-200JOHN
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.TAMIAMI TRAIL E./U.S. 41FLORIDIAN AVE.3.B.bPacket Pg. 193Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
SLOPE 1/2:12T.O. SLABELEV. +0'-0"OVERHEAD DOORELEV. +14'-0"HIGH EAVEELEV. +18'-2"T.O. SLABELEV. +0'-0"LOW EAVEELEV. +16'-1 12"B.O. CANOPYELEV. +14'-8"50'-0"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +17'-4"6'-0"
6'-0"8" CMU WALL TO BE 72" H.8"X1/2" PAINTED STUCCO BANDCONTROL JOINTS (TYP.)8" CMU WALL TO BE 72" H.8"X1/2" PAINTED STUCCO BAND(COLOR TBD)CONTROL JOINTS (TYP.)6'-6"6'-6"6'-6"6'-6"12'-8"DOUBLE 6'Wx70"H ALUM. GATES(COLOR TBD)8"X1/2" PAINTED STUCCO BAND(COLOR TBD)4X4X.5 X 96" L STEEL POSTW/ HEAVY DUTY HINGESCOLOR TBDPAINTED STUCCO OVER 8" CMUWALL (BOTH SIDES)24" POST BURIED W/ CONCRETEFOOTINGGALVANIZED CANE BOLT W/ 6" DRILL HOLES8" BOND BEAM W/ 1#5 CONT.1 #5 VERTICAL @ 4'-0" O.C. IN POUREDSOLID DOWN CELLSPAINTED STUCCO (BOTH SIDES)25" MINIMUM LAP STEEL4" CONCRETE SLAB ON WELLCOMPACTED FILLCONCRETE FOOTINGON COMPACTED FILL8"X1/2" PAINTEDSTUCCO BAND8" CMU WALL TO BE 72" H.W/ #5 BAR VERT. REINF. 48" O.C.T.O. WALLELEV. +6'-0"8"24'-8"8"26'-0"12'-0"8"
12'-8"26'-0"8"12'-0"8"12'-0"8"DOUBLE 6'Wx70"H ALUM.GATES (COLOR TBD)TYPICAL 4X8X.5 STEEL POST8"X1/2" STUCCO BANDAT TOP OF WALLRECYCLE DUMPSTER(TBD CUBIC YARDS)REFUSE DUMPSTER(TBD CUBIC YARDS)ALL WALLS & TRIM TO BEPAINTED (COLOR TBD)12X12 WALL FOOTINGSW/ 2#5 BARS CONT.8" CMU WALLS TO BE 72" H.W/ #5 BAR VERT. REINF. 48" O.C.TYPICAL DRILLEDCANE BOLT HOLESLOPE 1/2:12T.O. SLABELEV. +0'-0"OVERHEAD DOORELEV. +14'-0"HIGH EAVEELEV. +18'-2"T.O. SLABELEV. +0'-0"LOW EAVEELEV. +16'-1 12"B.O. CANOPYELEV. +14'-8"50'-0"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +23'-4"T.O. WALLELEV. +26'-8"T.O. WALLELEV. +17'-4"NAPLES, FL 34113HARKLAU STORAGE11075 TAMIAMI TRAIL E.PHOENIX ASSOCIATES OF FLORIDA, INC. HEREBY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS, DESIGNS, ARRANGEMENTS AND IDEAS. THESE IDEAS, PLANSAND DESIGNS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING THEEXPRESS WRITTEN PERMISSION FROM PHOENIX ASSOCIATES OF FLORIDA, INC. WRITTEN DIMENSIONS ON THESE DRAWINGS HAVE PRECEDENCE OVER SCALE DIMENSIONS. CONTRACTORS SHALL VERIFYAND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS OF THE JOB. PHOENIX ASSOCIATES OF FLORIDA, INC. SHALL BE NOTIFIED IN WRITING OF ANY VARIATIONS OR DISCREPANCIES FROMTHE DIMENSIONS, CONDITIONS AND SPECIFICATIONS SHOWN BY THESE DRAWINGS. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 7TH EDITION FLORIDA BUILDING CODE.ASSOCIATES OF FLORIDA, INC.PHOENIXP 239 | 596-9111 F 239 | 596-263713180 Livingston Road | Suite #204 Naples | FL 34109REV #DATE / DESCRIPTIONJob No:Drawn By:S.D.P.#:REV #DATE / DESCRIPTIONS.D.P.Permit #:Stage:Date:SEALSHEET TITLESHEET NUMBER--Certificate of Authorization #CA-00007607Certificate of Authorization #AA-2600319112345678MMD. By09.22.239/8/2022SECTION &DUMPSTERENCLOSUREA-10C.H.BUILDING- 200_ SECTION (TYPICAL)2A-10SCALE: 1/8"=1'-0"1. SOIL BEARING CAPACITY: STRUCTURAL DESIGN IS BASED UPON A MINIMUM SOIL BEARINGCAPACITY OF 2,000 PSF. ANY DEVIATION FROM THIS CONDITION SHALL BE REPORTED TO THEGENERAL CONTRACTOR IMMEDIATELY.2. CONCRETE MASONRY UNITS SHALL BE ASTM C90, NORMAL WEIGHT.3. MORTAR SHALL CONFORM TO ASTM C270 AND BE TYPE S.4. CONCRETE SHALL HAVE A MINIMUM COMPRESSIVE STRENGTH OF 3000 PSI AT 28 DAYS, UNLESSNOTED OTHERWISE. PLACEMENT SHALL BE IN ACCORDANCE WITH ACI 318.5. ALL CONCRETE SLABS ON GRADE SHALL BE THE THICKNESS INDICATED ON THE DRAWINGS, OVERMINIMUM 6 MIL POLYETHYLENE VAPOR BARRIER. SUCH SLABS SHALL BE REINFORCED WITH 6"x6"#1.4/1.4 WELDED WIRE FABRIC LAPPED 8" AT EDGES AND ENDS OR SHALL HAVE FIBERMESHREINFORCEMENT THROUGHOUT.6. FOOTINGS SHALL BEAR UPON UNDISTURBED TREATED SOIL OR UPON SOIL COMPACTED TO ATLEAST 95% OF STANDARD PROCTOR MAXIMUM DRY DENSITY (ASTM D1557) FOR A DEPTH OF ATLEAST THREE (3') FEET BELOW THE BOTTOM OF THE FOOTING.7. WHERE SHOWN, CORES OF BLOCK MASONRY SHALL BE FILLED WITH GROUT OR PEA GRAVELCONCRETE WITH MINIMUM COMPRESSIVE STRENGTH OF 3,000 PSI AT 28 DAYS AND REINFORCINGSTEEL AS INDICATED ON THE DRAWINGS.8. REINFORCING STEEL SHALL BE ASTM A-615 GRADE 60 DEFORMED NEW BILLET STEEL CONFORMINGTO ACI 301, ACI 315, ACI 318 AND CRSI MANUAL OF STANDARD PRACTICE LATEST EDITIONS.MINIMUM LAP SPLICES SHALL BE 40 BAR DIAMETERS.9. ALL CONTINUOUS VERTICAL AND HORIZONTAL REINFORCING STEEL IN FOOTING, BEAMS ANDCOLUMNS SHALL BE SPLICED A MINIMUM OF 40 BAR DIAMETERS OR 25", WHICHEVER IS GREATER.10. CONCRETE COVER OF REINFORCING STEEL SHALL BE AS FOLLOWS:-- FOOTINGS: 3" BOTTOMS AND SIDES, 2" TOP;-- BEAMS: 1-1/2" BOTTOM, SIDES AND TOP;-- COLUMNS: 1-1/2";-- SLABS ON GRADE: 2" BOTTOM, 1" TOP;-- OTHERS PER ACI.11. WELDED WIRE FABRIC SHALL CONFORM TO ASTM A-185, FREE FROM OIL, SCALE AND RUST ANDPLACED IN ACCORDANCE WITH THE TYPICAL PLACING DETAILS OF ACI STANDARDS AND SPECIFICATIONS. MINIMUM LAP SHALL BE ONE SPACE PLUS TWO INCHES.12. VERTICAL WALL REINFORCEMENT SHALL BE #5 STEEL RODS AT 4'-0" O.C. MAX AND AT EACH SIDEOPENING OF OPENINGS LESS THAN 8'-0". ALL OPENINGS EQUAL TO OR GREATER THAN 8'-0" SHALL RECEIVE 2 #5 RODS. VERTICAL DOWELS TO BE EMBEDDED 8" MINIMUM INTO FOOTINGS.STEM WALL VERTICAL REINFORCEMENT SHALL BE #5 STEEL RODS AT 4'-0" O.C. MAX ALL RODS,LAPS, VERTICAL OR HORIZONTAL TO HAVE A MINIMUM OF 40 ROD DIAMETERS, MIN. GRADESTEEL, MIN. LAP 25".13. BITUMINOUS FIBERBOARD ISOLATION JOINTS SHALL BE INSTALLED WHERE INDICATED.13. CONTRACTOR CONTROL JOINTS SHALL BE SAW CUT INTO ALL SLABS WITHIN A MAXIMUM 9 HOURS AND/ OR SAME DAY OF POUR. SAW CUT GRID SHALL BE MAXIMUM 12'x12' AND AS OTHERWISE REQUIRED TO OPTIMIZE SLAB CRACK CONTROL.14. IMPORTANT: PROVIDE 12" SLAB RECESSES AT ALL EXTERIOR DOOR OPENINGS.ALL WORK SHALL CONFORM TO THE FOLLOWING CODES, LAWS AND LOCAL ORDINANCES:- SEVENTH EDITION (2020) FLORIDA BUILDING CODE- SEVENTH EDITION (2020) FLORIDA FIRE PREVENTION CODE- COLLIER COUNTY, CODE OF ORDINANCES.- FLORIDA DEPARTMENT OF STATE - ADMINISTRATIVE CODE- CURRENT FLORIDA STATUESTHIS STRUCTURE HAS BEEN DESIGNED IN ACCORDANCE WITH CHAPTER 16 OF THE FLORIDA BUILDINGCODE SEVENTH EDITION (2020) AND DEAD AND LIVE LOADS PER THE REQUIREMENTS OF ASCE 7-10.STRUCTURAL NOTESSCALE: 1/8"=1'-0"APPLICABLE CODESSTRUCTURAL LOADSDUMPSTER PLANSCALE: 1/8"=1'-0"DUMPSTER WALL SECTIONSCALE: 1/8"=1'-0"DUMPSTER ELEVATIONFRONTSIDESREARKEY PLANSCALE: NTS3A-104A-105A-10NBUILDING-100_ SECTION (TYPICAL)1A-10SCALE: 1/8"=1'-0"13.B.bPacket Pg. 194Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
Civil Engineering • Planning • Permitting
D esigning E xcellence
M E M O R A N D U M
September 12, 2023
To:
Collier County Development Services
From:
Jessica Kluttz, AICP
Reviewed By:
Brandon Copper, E.I.
RE:
Harklau Storage – Neighborhood Information Meeting Summary
Davidson Engineering conducted a Neighborhood Information Meeting regarding Harklau Storage Conditional
Use Project on Thursday, September 7 at 6:00 PM. The meeting was held at the East Naples Community Park
in Meeting Room A, located at 3500 Thomasson Drive, Naples, FL 34112. There were 13 in-person attendees
from the public who signed in. Attached to this letter is the sign in sheet from the meeting and the PowerPoint
Presentation utilized at the meeting.
Please note that advertising for this meeting was completed by Collier County staff.
The list of individuals below, associated with the project, participated in the meeting:
- Brandon Copper, Davidson Engineering
- Jaime Cook, Collier County
- Sean Sammon, Collier County
Brandon Copper, Agent for the Applicant, began the presentation at approximately 6:05 PM and gave an
overview of the project location, density, zoning request, and hearing criteria.
Following the presentation, attendees asked questions and gave comments. The following list is a summary
of the questions and comments along with responses given by the agent in bold.
• Scott Bertrand with Treviso Bay requested for there to be provided upscale landscaping consistent
with the landscaping of Treviso Bay and requested greatest setbacks to be provided from US41. He
also suggested for there to be security measures in place on the property including a security guard,
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2
gated entry, and cameras. Encouraged that there be no activities on site beyond the car condo use,
and was concerned about stadium style lighting.
Response: Confirmed that landscaping would be consistent with the LDC and the setback would
be the minimum required per code and associated overlays. Acknowledged the request for security
measures, however no commitment was made.
• Kathleen Oleary with Treviso Bay suggested that a 24/7 security guard was necessary to provide
security and also ensure no owners lived in the units. Resident was also concerned about the number
of cars which could be stored in each unit and suggested that “quiet hours” be written into the condo
documents governing the units.
Response: No commitment was made for a security guard, however the concern was
acknowledged and it was noted that code enforcement or law enforcement could be contacted if
any issued arise. Car storage amount is up to owner’s discretion.
• Other members of the public in attendance expressed concerns about restricting vehicle lifts and the
number of vehicles per unit, the number of guest parking spaces provided, and signage. The
community does not want a “gaudy sign” to face Treviso bay. Further, there was a request that no
combustibles be stored in the units.
Response: Vehicle lifts are not currently banned, unit owners can install such equipment at their
own discretion. Parking is provided per LDC standards, and any signage will also meet LDC
standards. No sign variance currently proposed. Units will most likely need t o be sprinklered to
protect against combustibles.
[Meeting Adjourned at approximately 6:40]
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Harklau Storage
Conditional Use
NEIGHBORHOOD INFORMATION MEETING
PL20220003454
AUGUST 14, 2023
8/14/2023 1
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Packet Pg. 198 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage
In Attendance
Jessica Kluttz, AICP – Davidson Engineering – Planner
Brandon Copper, E.I. – Davidson Engineering – Project Manager
Chris Lascano – Phoenix Associates – Architect
Brett Harklau – Property Owner
9/14/2023 2
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Packet Pg. 199 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage
Site Location
2.47 Acres of vacant land along
Tamiami Trail E.
8/14/2023 3
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Packet Pg. 200 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage
Current Zoning: C-4
Permitted uses:
•Parking Lots and Garages
•Child Day Care
•Carwash
•Retail and Department Stores
•Restaurant
•Gas Station and Service Station
•Hospital
•Laundromat
•Amusement and Recreation, Outdoors
8/14/2023 4
Conditional Uses:
•Air conditioned mini and self storage warehousing
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Packet Pg. 201 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage
Proposed Use
Automobile storage facility with 31 indoors units one-story in height. Each unit will have a
private restroom.
The proposed use of car condos will have minimal impact on neighboring properties in relation
to noise, glare, economic, and odor effects. There are no noxious odors, glares, or sounds
associated with self-storage uses, and the building’s size will be screened by appropriate
landscape buffering.
8/14/2023 5
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Consistency
In HEX decision 2017-04, a similar conditional
use for indoors self storage was approved at
11201 Tamiami Trail E, showing that this use is
deemed to be compatible with the general area.
This development was approved at three stories
of self-storage, which is a more intense and
commercially activating development than the
car condo proposed in this application.
8/14/2023 6
Approved
Life Storage
Subject Site
2,000 Feet
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Consistency
Addressing the East Naples Community Development Plan, within the plan a self-storage facility
is identified as an undesirable use. This plan does state that warehouse space can be
encouraged to redevelop as mixed-use. This development is proposing a car condo, which allows
for more than just storage and warehouse space. These units may be used by patrons as a
recreational space to display their automobiles and host small gatherings.
Per this plan, the US 41 at Naples Manor study area has an aim to add 254,000 square feet of
commercial space to the area. This conditional use would allow for currently vacant land to be
developed into an activated commercial use which will have gated access to not encourage
through traffic into the neighborhoods surrounding it nor create any noxious impacts that other
C-4 uses may produce. Such permitted uses include carwashes, drycleaning plants, equipment
rental, and hospitals which all produce elevated noise, odor, or chemical exposure.
8/14/2023 7
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Compatibility:
Surrounding
Uses
The site directly abuts right-
of-way and commercial uses.
8/14/2023 8
Convenience
Store
Right Of Way
Right Of Way
Right Of Way
Right Of Way
Single Family
Single Family Commercial
Vacant
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Concept Plan: 31 Automotive Storage Units
8/14/2023 9
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Concept Plan: Access
8/14/2023 10
Dixie Drive Access
Through Existing
Development
Johns Street
Access with
Sidewalk
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Concept Plan: Buffering
At least a 60” Tall Hedge Where Abuts Residential
8/14/2023 11
20’ Wide Landscape Buffer to Exceed Code Minimum
25’ Wide
Landscape
Buffer to
Exceed
Code
Minimum
25’ Wide
Landscape
Buffer to
Exceed
Code
Minimum
10’ Wide Type
A Buffer
10’ Wide Type D Buffer
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Proposed Conditions of Approval
1. The maximum total daily trip generation for the CU shall not exceed 31 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.
2. Hours of access shall be 24 hours a day, 7 days a week with no overnight stays or overnight
parking outside units permitted.
3. No direct access on Floridian Avenue shall be provided.
4. No outdoor noise amplification shall be permitted.
8/14/2023 12
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Architectural Plans
19,892 SF of indoors storage space
Internal view
8/14/2023 13
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Architectural Plans
External View
8/14/2023 14
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Thank you
7/25/2023 15
Conditional Use for Self Storage
PL20220003454
3.B.b
Packet Pg. 212 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage
4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigningE xcellence
Civil Engineering • Planning • Permitting
Traffic Impact Study
Harklau Storage (CU)
Naples, FL 34113
Collier County
PREPARED BY:
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, Florida 34104
Methodology Meeting Review Fee: $500
TIS Small Scale Review Fee: $0
Revised: March 02, 2023
October 31, 2022
_________________________________________________
Jeff Davidson, P.E. License No. 47161
Company ID No. 9496
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Packet Pg. 213 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Table of Contents
Introduction and Methodology ..................................................................................................................................1
Proposed Improvements ............................................................................................................................................2
Site Access and Build-out Year ...................................................................................................................................2
Trip Generation ..........................................................................................................................................................2
Trip Distribution and Assignment ...............................................................................................................................3
Background Traffic ......................................................................................................................................................4
Existing and Future Roadway Network ......................................................................................................................4
Project Impacts to Area Roadway Network – Roadway Link Analysis .......................................................................4
Significance Test .........................................................................................................................................................5
Concurrency Analysis ..................................................................................................................................................5
Operational and Turn Lane Analysis ...........................................................................................................................6
Conclusion ..................................................................................................................................................................6
Appendix A: Project Concept Plan
Appendix B: Trip Distribution Map
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1
Introduction and Methodology
This traffic impact statement is prepared to meet the conditional use application requirements for the proposed
Harklau Storage development. The development proposes to construct ±34,420 SF of car self-storage units in the
undeveloped ±2.47-acre property comprised of four parcels. The subject site does not currently have an address,
but it is located at the corner of Dixie Drive and Floridian Avenue, Naples FL, 34113. The site is zoned C-4. Refer
to Figure 1 below for the project location and Appendix A for a proposed concept plan.
The Harklau Storage development will conduct a “Small Scale Study” TIS as it adheres to all the criteria in the
Collier County Guidelines for such. The analysis is based on the available Land Use categories provided in the 11th
Edition of the ITE Trip Generation Manual and provides a highest and best use scenario with respect to the
project’s proposed trip generation. Background traffic is extracted from the 2022 Collier County’s historical
Annual Update and Inventory Reports (AUIR).
Figure 1: Project Location
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Proposed Improvements
Upon clearing the subject property, the Harklau Storage Development proposes to construct ±34,420 SF of car
self-storage space, comprised of 31 units, associated parking, stormwater management system, and utilities. Table
1 details the land use code and units for the proposed development. Table 1-A illustrates the worst case scenario
trip generation assuming the site generates 1 PM peak hour trip per storage unit (In coordination with
Transportation Planning.
Table 1: Net/ New Trip Generation for Proposed Conditions
Land Use
ITE Land
Use
Code
Vehicle Trip
Ends vs:
GFA per
1,000 SF
Weekday AM Peak Hour PM Peak Hour
Total Enter Exit Total Enter Exit Total Enter Exit
Mini-Warehousing 151 34.42 50 25 25 3 2 1 5 2 3
Table 2-A: Worst Case Scenario PM Peak Hour Trip Generation for Proposed Conditions
Land Use
Vehicle Trip
Ends vs:
1 per Unit
PM Peak Hour
Total Enter Exit
Mini-Warehousing 31 31 15 16
[Proposed worst case scenario trip generation in coordination with Transportation Planning]
Site Access and Build-out Year
The site proposes a single access point within the Johns St. Right-of-way. Additionally, a driveway is proposed
connecting the subject site to the neighboring property. The projected operational year is 2024.
Trip Generation
Trip generation rates are per the Institute of Transportation Engineers publication, Trip Generation Manual, 11th
Edition. Table 2 illustrates a summary of the trips generated by the proposed use and their entering/exiting
breakdown per the percentages provided by the ITE Trip Generation Manual. The trips generated by the proposed
ITE LUC were deemed insufficient for the proposed development. As such in coordination with the CC
Transportation Planning department, a worst case scenario PM peak hour trip generation was calculated. Table
2-A illustrates a summary of the worst-case scenario PM peak hour trip generation.
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Table 3: Summary of Site Trip Generation
Land Use Time
Period Equation Calculated
Traffic Entering Exiting
Mini-
Warehousing
(151)
Weekday
Average Rate
= 1.45 per
1000 sf
50 25 (50%) 25 (50%)
A.M. Peak
Hour
(Adjacent)
Average Rate
= .09 per
1000 sf
3 2 (59%) 1 (41%)
P.M. Peak
Hour
(Adjacent)
Average Rate
= .15 per
1000 sf
5 2 (47%) 3 (53%)
Table 2-A: Worst Case Scenario Summary of Site Trip Generation
Land Use Time
Period Equation Calculated
Traffic Entering Exiting
Mini-
Warehousing
(151)
P.M. Peak
Hour
(Adjacent)
Average Rate
= 1 per Unit 31 15 (47%) 16 (53%)
[Proposed worst case scenario trip generation in coordination with Transportation Planning]
Trip Distribution and Assignment
The traffic generated by the proposed development is assigned to the nearest local roadway and concurrency
links using basic knowledge of the surrounding area and the 2022 Collier County AUIR data. Per Coillier County TIS
guidelines, significantly impacted roadways are identified based on the proposed projects highest peak hour trip
generation of the adjacent street traffic. Per 2022 Collier County AUIR, the peak direction along Tamiami Trail East
(Link 93.0) is eastbound. The total trips accounted for are representative of the worst case scenario PM peak hour
trip generation for the proposed development. The site generated trip distribution is shown in Table 3 and is
graphically depicted in Appendix B.
Table 4: Project Traffic Distribution for Weekday Peak Hour, Peak Direction
Total Trips East Toward Traingle
Blvd West Toward Davis
VPH VPH* % Split VPH* % Split
PM Peak Hour Enter 15 9 60 6 40
Exit 16 10 60 6 40
* Trips distributed are rounded to nearest whole number.
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Background Traffic
The background traffic is conservatively evaluated, the historical growth rate shows the following over the last
five years:
Per the Growth Rate Calculations provided by Collier County in the AUIR a minimum average growth rate of 2.00%
is used to determine the projects expected traffic two years after the 2024 build-out; refer to Table 4.
Table 5: Background Traffic without Project (2026)
Roadway Link Roadway Link
Direction
2022 AUIR Peak
Hr, Peak Dir
Volume
Projected Traffic 2.0% Growth Rate 2026 Projected
Peak Hr, Peak Dir
Background Total
Volume w/out
Project 2023 2024 2025
Tamiami Trail
East
(ID# 93.0)
Rattlesnake
Hammock Rd.
to Triangle
Blvd.
2,110 2,152 2,195 2,239 2,284
Existing and Future Roadway Network
The existing roadway conditions are also extracted from the 2022 AUIR. The 2026 roadway conditions are based
on the current Collier County Growth Management Division Five Year Work Program. Based on the roadway’s
current level of service (LOS) and remaining capacity, the LOS is anticipated to remain the same through 2026.
The existing and future roadway conditions are illustrated in Table 5.
Table 6: Existing and Future Roadway Conditions
Roadway Link Roadway Link Location Exist.
Roadway
Existing
LOS
Exist. Peak Dir,
Peak Hr Service
Volume
Min. LOS
Standard
Future 2026
Roadway
Tamiami Trail East
(ID# 93.0)
Rattlesnake Hammock
Rd. to Triangle Blvd. 6D D 3,000 E 6D
Project Impacts to Area Roadway Network – Roadway Link Analysis
Collier County’s Transportation Planning Services department developed Level of Service (LOS) volumes for all
major roadway links; these were evaluated to determine the project’s impact on the roadway network two years
after build-out, 2026. Table 6 illustrates the LOS impacts of the project on the roadway network closest to.
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Table 7: Roadway Link LOS -- With and Without the Project in the Year 2024
Roadway
Link
CC AUIR
Link ID #
Roadway Link
Location
2026 PH,
PD
Service
Volume
2026 PH,
PD
Volume
w/out
Project
2026 PH,
PD Volume
w/Project
Remaining
PH, PD
Service
Volume
Capacity
w/Project
% Service
Volume
Impacted
by Project
Min LOS
exceeded
with
Project?
Yes/No
Tamiami
Trail East 93.0
Rattlesnake
Hammock Rd.
to Triangle
Blvd.
3,000 1,938 1,948 1,052 0.33% No
Table Note- PH, PD = Peak Hour, Peak Direction for PM Peak Exiting.
Based on the TIS criterion, this project does not create any significant or adverse impacts to the area’s roadway
network.
Significance Test
As shown below in Table 7 the adjacent concurrency link is not found to be significantly impacted on US 41 during
the PM Peak Hour traffic. The traffic generated by the proposed development will have a maximum of only a
0.33% PM Peak Directional (East bound) impact on US 41. As such, additional concurrency segments do not require
analysis under the 2%-2%-3% review criteria.
Table 8: PM Peak Hour, Peak Direction Significance Test
Link Roadway Lanes
Existing
LOS
2022
Service
Volume
Network
Peak
Direction
PM Peak
Hour Site
Trips
%
Impact
93.0 US 41 6D D 3,000 EB 10 0.33
Concurrency Analysis
The projected operational year is 2024. Per the Collier County TIS guidelines, site plan applications with build-out
horizon two years or less are to provide a concurrency analysis based on AUIR. So, Table 8 and 9, below, calculate
the anticipated plus project trip volume for Link 93.0.
Table 9: 2022 AUIR Traffic Volume (Based on Collier County 2022 AUIR Data)
Link Roadway
Pk Hr, Pk Dir
Service Volume
PK Hr, Pk Dir
Volume Total Trip Bank 2022 PK Hr, Pk
Dir. AUIR Vol.
93.0 US 41 3,000 2,110 (EB) 610 2,720
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Table 10: PM Peak Hour, Peak Direction LOS Link Concurrency Analysis
Link From
Peak Hour, Peak Direction Traffic
Service
Capacity*
Within
Capacity?
2022
AUIR
Vol.
Project
Traffic
2022 Volume
(AUIR + Trip
Bank+ Project)
93.0 US 41 2,110 10 (EB) 2,730 3,000 Yes
Based on the Level of Service link analysis, this project does not create any significant or adverse impacts to the
roadway network during the projected 2024 PM peak hour, peak direction traffic volume. Therefore, no additional
concurrency analysis is required.
Operational and Turn Lane Analysis
The Harklau Storage development is proposing 1 driveway connection located on Johns St., a public two-lane right-
of-way. Additionally, a driveway is proposed connecting the subject site to the neighboring property. This
connection will allow for emergency vehicle accessibility. According to Collier County ROW Handbook, Section
III.A.1.a, the criterion for left- and right-hand turn lanes on two-lane roadways are as follows:
• Left turn lanes must be provided whenever the left turn volumes are 20 vehicles or more.
• Right turn lanes must be provided whenever the right turn volumes are 40 vehicles or more.
The total number of left turn trips from the site is equivalent to 15 trips (during PM Peak hour). Likewise, the 16
right turn trips generated do not warrant a right turn lane. As depicted in Appendix B during the operational
analysis, the entering & exiting PM peak hour trips generated by the proposed development do not exceed either
requirement for a left or right turn lane, therefore, no additional analysis is necessary.
Conclusion
The proposed development creates an increase in the AM/PM peak hour trips due to the proposed use; however,
this project will not cause adverse effects to the surrounding roadway network.
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Appendix A
Project Site Plan
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COLLINS STREET
60' RIGHT OF WAY
JOHNS STREET
60' RIGHT OF WAY
DIXIE DRIVE (PLAT)60' RIGHT OF WAY
FLORIDAN AVENUE60' RIGHT OF WAYTAMIAMI TRAIL EAST/U.S. 41200' RIGHT OF WAY4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496SHEET:REVISIONSDATEREV.DESCRIPTIONLEGENDGENERAL NOTES:CONCEPT PLAN 11" = 30'SCALE:HARKLAU STORAGE (CU)PLANNING NOTES:WATER QUALITY CALCULATIONSFLOOD ZONE INFO:SITE / LAND USE SUMMARYCOLLIER COUNTY PRESERVE REQUIREMENTS:3.B.bPacket Pg. 222Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Appendix B
Trip Distribution Map
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FLORIDIAN AVE.SUBJECTPROPERTYD
I
X
I
E
S
T
.(US 41) TAMIAMI TRAILSITE TRIPSAM ENTER: 2 (59%)AM EXIT: 1 (41%)PM ENTER: 2 (47%)PM EXIT: 3 (53%)EASTBOUND (60%):AM ENTER: 1PM ENTER: 1EASTBOUND (60%):AM EXIT: 1PM EXIT: 2WESTBOUND (40%):AM ENTER: 1PM ENTER: 1WESTBOUND (40%):AM EXIT: 0PM EXIT: 1J
O
H
N
S
S
T
.4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of Authorization No. 00009496SHEET TITLE:PROJECT:REVISIONS:CLIENT:DATEREV.DESCRIPTIONHARKLAU STORAGE (CU)SITE LOCATION MAPHARKLAU LEASING LLC,PROJECT NO.:22-0047SHEET NO:NOTES: NOT FOR CONSTRUCTIONSCALE:SCALE VALID AT 24X36JEFF L. DAVIDSON, P.E NO. 47161LEE A. DAVIDSON, P.E. NO. 90969ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400TIS TURN EXHIBIT1 OF 11" = 100'LEGENDEXITINGENTERINGN3.B.bPacket Pg. 224Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
HARKLAU STORAGE
ENVIRONMENTAL ASSESSMENT &
PROTECTED SPECIES SURVEY REPORT
Collier County Parcel ID #’s: 62040200002, 62040160003, 62040120001, & 62040080002
October 2022
Updated March 2023
Prepared For:
Phoenix Associates of Florida, Inc.
c/o: Chris Lascano
13180 Livingston Road, Suite 204
Naples, Florida 34109
P (239) 596-9111 Ext. 203
Email: clascano@phoenix-associates.com
Prepared By:
BearPaws Environmental Consulting
1599 Covington Circle East Fort Myers FL 33919
Phone: (239) 340-0678
Email: BearPaws.Env.Consulting@GMail.com
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Introduction
An environmental assessment and protected species survey was conducted on the Harklau Storage property
on October 25, 200, by Barrett Stejskal, an environmental consultant at BearPaws Environmental
Consulting, with over 20 years of experience here in Southwest Florida. The 2.47± acre site is located in
Section 29, Township 50S, and Range 26E, of Collier County, Florida. More specifically; the site is located
north of Tamiami Trail, south of Floridan Avenue, east of Confederate Drive, and east of Johns Street, in
Naples, Florida. Please see the attached Project Location Map (Exhibit A).
The purpose of this assessment was to identify all natural/native areas, such as wetlands and unique upland
areas on-site per Collier County Land Development Code (LDC), Section 3.05.00, Vegetation Removal,
Protection, and Preservation. The site was also inspected to determine the potential of listed (endangered,
threatened, etc.) species inhabiting the site per the Collier County LDC, Section 3.04.00, the Protection of
Endangered, Threatened, or Listed Species, as well as any Listed Plant Species, as identified in Collier
County LDC, Section 3.04.03. Protection afforded to these listed plants is designed to provide limited
relocation of seed or individual plants if they do not already occur naturally in the proposed preserve area.
Specific attention was towards locating any listed species that could inhabit the site. These listed
(endangered, threatened, etc.) species are regulated by the US Fish & Wildlife Service (FWS) and/or the
Florida Fish & Wildlife Conservation Commission (FWC). Specific attention was paid toward identifying
any gopher tortoise (Gopherus polyphemus) and/or burrowing owl (Athene cunicularia floridana) burrows,
as well as locating any potential fox squirrel (Sciurus niger) nests, red-cockaded woodpecker (Picoides
borealis) and/or Florida bonneted bat (Eumops floridanus) cavity trees, Audubon’s crested caracara
(Caracara plancus audubonii) and/or and red-shouldered hawk (Buteo lineatus) nests.
The project’s surrounding land uses are a mixture of residential developments, multi-family developments,
commercial developments, and forested land. The survey was conducted in the mid-morning; the
temperatures were in the upper 70’s to low 80’s; there was a light breeze; and mostly sunny skies.
Methodology
The survey method consisted of overlapping belt transects performed for all vegetation communities on-
site in compliance with the Collier County Land Development Code, Section 3.08.00, Environmental Data
Requirements. This survey is comprised of a several step process. This survey is comprised of a several
step process. First, vegetation communities or land-uses on the study area are delineated using the Florida
Land Use, Cover and Forms Classification System (FLUCFCS). Next, the FLUCFCS codes are cross-
referenced with the Protected Species List. This protected species list names the species which have a
probability of occurring in any particular FLUCFCS community.
The vegetation communities or land-uses on the study area are delineated on an aerial photograph using the
Florida Land Use, Cover and Forms Classification System (FLUCFCS). Next, these FLUCFCS codes are
cross-referenced with the Protected Species List. With a list of the potential listed plants and animals, each
FLUCFCS community is searched in the field for these species. An intensive pedestrian survey is
conducted using parallel belt transects as a means of searching for protected plants and animals. Signs or
sightings of these species are then recorded.
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Existing Site Conditions
Boundary – The boundary was obtained from Collier County parcel data and is assumed to be
approximately 2.47± acres.
Soils - The soils on the property have been mapped by the National Resource Conservation Service (NRCS,
formerly the Soil Conservation Service). These mappings are general in nature, but can provide a certain
level of information about the site as to the possible extent of wetland area. The agencies commonly use
these mappings as justification for certain wetland/upland determinations. According to these mappings,
the parcel is underlain by Urban land – Immokalee – Oldsmar, limestone substratum, complex (NRCS #34;
non-hydric). Urban land – Immokalee – Oldsmar, limestone substratum, complex soil is considered non-
hydric at both the local and national levels. Please see the attached NRCS Soils Map (Exhibit D).
Vegetation Descriptions – Vegetation is one parameter used in determining the presence of uplands or
wetlands; these community mappings will generally reflect what a specific area could be considered by the
regulatory agencies. We did not observe any wetland or “other surface water” communities on-site during
the site inspection.
While on-site, generalized community delineations are hand-drawn on an aerial defining the different
vegetation associations on-site. These general delineations were based on the nomenclature of the Florida
Land Use, Cover and Forms Classification System (FLUCFCS), Level III and IV (FDOT 1999). Please
see the attached FLUCFCS Map with Aerial (Exhibit B) and FLUCFCS Map without Aerial (Exhibit C).
Listed below are the vegetation communities and land-uses identified on the site.
FLUCFCS Codes & Community Descriptions
FLUCFCS 310 E3 Herbaceous (50-74& Exotics) – 0.13± Ac.
This upland community type occupies approximately 0.13± acres of the property. Exotic species such as
earleaf acacia (Acacia auriculiformis) and Brazilian pepper (Schinus terebinthifolius) dominate 50-74% of
this community. The canopy is mostly open with widely scattered slash pine (Pinus elliottii). The sub-
canopy is domoinated by Brazilian pepper (Schinus terebinthifolius), with scattered cabbage palm (Sabal
palmetto). The groundcover includes false buttonweed (Spermacoce floridan), Spanish needle (Bidens
alba), ragweed (Ambrosia artemisiifolia), finger grass (Eustachys floridana), caesar weed (Urena lobata),
sandspur (Cenchrus echinatus), cogon grass (Imperata cylindrical), broomsedge (Andropogon virginicus),
bahia grass (Paspalum notatum), and St. Augustine grass (Stenotaphrum secundatum), with other various
opportunistic weedy species. Commonly observed vines include grapevine (Vitis munsoniana), greenbriar
(Smilax spp.), and poison ivy (Toxicodendron radicans). This community should be considered uplands by
the regulatory agencies.This community would be considered uplands by the regulatory agencies.
FLUCFCS 420 E3 Mixed Upland Forest (50-74& Exotics) – 2.34± Acres
This upland community type occupies approximately 2.34± acres of the property. Exotic species such as
earleaf acacia (Acacia auriculiformis), Brazilian pepper (Schinus terebinthifolius), and air potato
(Dioscorea bulbifera), dominate 50-74% of this community. The canopy contains slash pine (Pinus
elliottii), with live oak (Quercus virginiana), earleaf acacia (Acacia auriculiformis), and mimosa (Albizia
julibrissin). The sub-canopy contains cabbage palm (Sabal palmetto), Brazilian pepper (Schinus
terebinthifolius), wild coffee (Psychotria nervosa), wax myrtle (Myrica cerifera), myrsine (Rapanea
guinensis), and beauty-berry (Callicarpa americana). The groundcover contained Spanish needle (Bidens
3.B.b
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alba), false buttonweed (Spermacoce floridan), cogon grass (Imperata cylindrica), caesar weed (Urena
lobata), dog fennel (Eupatorium capillifolium), ragweed (Ambrosia artemisiifolia), broomsedge
(Andropogon virginicus), and bahia grass (Paspalum notatum), with various other opportunistic weedy
species. Commonly observed vines include air potato (Dioscorea bulbifera), greenbriar (Smilax sp.),
grapevine (Vitis rotundifolia), Virginia creeper (Parthenocissus quinquefolia), peppervine (Ampelopsis
arborea), and poison ivy (Toxicodendron radicans). This community would be considered uplands by the
regulatory agencies.
Table 1. FLUCFCS Community Table
Listed Species Results
During our updated field survey for protected species on the property; the site was inspected to determine
the potential of listed (endangered, threatened, etc.) species inhabiting the site per the Collier County LDC,
Section 3.04.00, the Protection of Endangered, Threatened, or Listed Species, as well as any Listed Plant
Species, as identified in Collier County LDC, Section 3.04.03. During this species survey, we did not
observe any protected species or signs thereof. There were no nest-like structures or tree cavities were
noted. There were no gopher tortoise (Gopherus polyphemus) burrows were identified on-site; there were
burrows believed to belong to that of the eastern nine-banded armadillo (Dasypus novemcinctus), that were
identified, but not flagged in the field.
There were several non-listed species identified while conducting the protected species survey, among those
were mourning doves (Zenaida macroura), pine warblers (Setophaga pinus), grey squirrels (Sciurus
carolinensis), an eastern cottontail rabbit (Sylvilagus floridanus), and a black racer (Coluber constrictor).
The various listed species that may occur in the FLUCFCS communities on-site have been tabulated on the
attached table below. Please see the attached Protected Species Map (Exhibit E).
Summary & Discussion
Due to the disturbed nature of the site, the abundance of exotic plant species, the surrounding land uses,
and the busy roads/highways, it is unlikely that this site supports or would provide habitat for protected
species. Generalized community locations were estimated and hand-drawn on a non-rectified aerial with
approximate habitat boundaries, hence their location and aerial extent is approximate.
The information contained and the work performed as part of this assessment, conforms to the standards
and generally accepted practices in the environmental field, and was prepared substantially in accordance
with then-current technical guidelines and criteria. The summary of findings and on-site conditions, have
been based upon professional expertise and current site conditions, as of the time of this assessment. The
determination of ecological system classifications, functions, values, and boundaries, is an inexact science,
and different individuals and agencies may reach different conclusions.
FLUCFCS
Code Community Description Classification Acres
310 E3 Herbaceous (Exotics 50-74%)Upland 0.13± Ac.
420 E3 Mixed Upland Hardwoods (Exotics 50-74%) Upland 2.34± Ac.
Total 2.47± Ac.
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Table 2: Listed Species by Habitat with Current Status FLUCFCS Code FLUCFCS Description Common Name Scientific Name Percent Coverage Observed USDA FDA&CS FWS FWC 310 Herbaceous Audubon’s crested caracaraPolyborus plancus audubonii90------T TBeautiful paw-pawDeeringothamnus pulchellus90 -- E E E --Curtis milkweedAsclepias curtissii90 -- -- E -- --Fakahatchee burmanniaBurmannia flava90 -- -- EFlorida black bearUrsus americanus floridanus90 -- -- -- SAT TEastern indigo snakeDrymarchon corais couperi90 -- -- -- T TGopher frogRana areolata90 -- -- -- -- SSCGopher tortoiseGopherus polyphemus90 -- -- -- T TFlorida black bearUrsus americanus floridanus90 -- -- -- SAT TFlorida coontieZamia floridana90 -- -- C -- --Florida sandhill craneGrus canadensis pratensis90 -- -- -- -- TSoutheastern American kestrelFalco sparverius paulus90 -- -- -- -- T 420 Mixed Upland Hardwood Beautiful paw-pawDeeringothamnus pulchellus90 -- E E E --Big cypress fox squirrelSciurus niger avicennia90 -- -- -- -- SSCFlorida bonneted batEumops floridanus90 -- -- -- E EEastern indigo snakeDrymarchon corais couperi90 -- -- -- T TFakahatchee burmanniaBurmannia flava90 -- -- E -- --Florida black bearUrsus americanus floridanus90 -- -- -- SAT TFlorida coontieZamia floridana90 -- -- C -- --Gopher frogRana areolata90 -- -- -- -- SSCGopher tortoiseGopherus polyphemus90 -- -- -- T TRed-cockaded woodpeckerPicoides borealis90 -- -- -- E SSCSatinleafChrysophyllum olivaeforme90 -- -- T -- --Southeastern American KestrelFalco sparverius paulus90 -- -- -- -- T C = Commercially Exploited, SAT = Similarity of Appearance Threatened, SSC = Species of Special Concern, T = Threatened, E = Endangered Table designates listed species with potential to occur in each FLUCFCS community. 3.B.bPacket Pg. 229Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit A
Project Location Map
3.B.b
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SR 951T
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Rattlesnake hammock Rd
Lely Resort BlvdI-75US 41SR 951Collier
County
St Augustine
JacksonvilleLake city
Gainesville
Daytona Beach
Cape Canaveral
Ft Pierce
West Palm
Beach
Ft Lauderdale
Miami
Naples
Ft myers
Port Charlotte
Key West
Bradenton
Sarasota
Okeechobee
Lakeland
Orlando
Deland
Ocala
Tallahassee
Panama City
Pensacola
State of Florida
Collier
NTS
Location
29/50S/26E
3/14/23BWS
Drawn By:Category
Job Number Scale:
CountyS/T/R
Date:Page
Exhibit
Harklau Storage
Location Map
1599 Covington Circle East, Fort Myers, FL 33919
(239) 340-0678 bearpaws.env.consulting@gmail.com
N
Project Location
3.B.b
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Exhibit B
FLUCFCS Map with Aerial
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420E3(2.34 Ac.±)Tamiami Trail (US 41)420E3(0.13 Ac.±)NOTES:FLUCFCS lines estimated from1"=200' aerial photographs andlocations approximated.FLUCFCS per Florida Land Use,Cover and Forms ClassificationSystem (FLUCFCS) (FDOT 1999).Aerial photographs were acquiredfrom the Collier County GIS Dept.and have a flight date of January,2021.NCategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPage--Drawn By:1599 Covington Circle East, Fort Myers, FL 33919 (239) 340-0678 bearpaws.env.consulting@gmail.com FLUCFCSAerial FLUCFCS MapBWSScale: 1" = 200'1" = 200'CollierHarklau Storage29/50S/26E3/14/233.B.bPacket Pg. 233Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit C
FLUCFCS Map
3.B.b
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420E3(2.34 Ac.±)Tamiami Trail (US 41)420E3(0.13 Ac.±)NOTES:FLUCFCS lines estimated from1"=200' aerial photographs andlocations approximated.FLUCFCS per Florida Land Use,Cover and Forms ClassificationSystem (FLUCFCS) (FDOT 1999).NCategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPage--Drawn By:1599 Covington Circle East Fort Myers, FL 33919 (239) 340-0678 bearpaws.env.consulting@gmail.com FLUCFCSFLUCFCS MapBWSScale: 1" = 200'1" = 200'CollierHarklau Storage29/50S/26E3/14/233.B.bPacket Pg. 235Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit D
NRCS Soils Map
3.B.b
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34Tamiami Trail (US 41)NOTESSoils were acquired from LABINSand are from the NRCS.NScale: 1" = 200'CategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPageDrawn By:1599 Covington Circle East, Fort Myers, FL 33919 (239) 340-0678 bearpaws.env.consulting@gmail.com Soils1" = 200'CollierHarklau StorageSoils MapBWS--29/50S/26E3/14/233.B.bPacket Pg. 237Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit E
Protected Species Survey Map
3.B.b
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420E3(2.34 Ac.±)Tamiami Trail (US 41)420E3(0.13 Ac.±)Notes:FLUCFCS lines estimated from1"=200' aerial photographs andlocations approximated.FLUCFCS per Florida Land Use,Cover and Forms ClassificationSystem (FLUCFCS) (FDOT 1999).Aerial photographs were acquiredfrom the Collier County GIS Dept.and have a flight date of January,2021.NCategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPage--Drawn By:1599 Covington Circle East, Fort Myers, FL 33919 (239) 340-0678 bearpaws.env.consulting@gmail.com PSSAerial PSS MapBWSScale: 1" = 200'1" = 200'CollierHarklau Storage29/50S/26E3/14/23Protected SpeciesSurvey TransectsLegend3.B.bPacket Pg. 239Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
HARKLAU STORAGE – 11075 TAMIAMI TRAIL EAST
CONSERVATION AND COASTAL MANAGEMENT
ELEMENT CONSISTENCY SUMMARY
March 2023
The following narrative summarizes the North 15th Street CPUD consistency with the applicable
objectives and policies of the Conservation and Coastal Management Element (CCME) of Collier
County‘s Growth Management Plan.
The project as proposed is consistent with the Policies and Objective 6.1 and 6.2 of the CCME for
the following reasons:
The project will preserve and protect a minimum of 10% of the existing native vegetation
on site in accordance with policy 6.1.1.
There were no wetlands identified on-site. The verification of no wetlands will be provided
by the South Florida Water Management District at the time of the environmental
permitting, in accordance with policy 6.2.1.
Any obtained state agency permits will be provided to Collier County at the time of site
development plan submittal.
The proposed project is consistent with Policies and Objective 7.1 of the CCME for the following
reasons:
A listed species survey has been conducted on the project site in accordance with the
Florida Fish & Wildlife conservation commission and US Fish and Wildlife Service
guidelines policy 7.1.2(1).
There were no listed species identified on-site. If requested, a potential listed species
management plan will be provided at the time of site development plan submittal in
accordance with policy 7.1.2(2).
The project will consider implementing list of wildlife species recommendations that may
be received from the Florida Fish & Wildlife conservation commission in accordance with
policy 7.1.2(3).
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HARKLAU STORAGE – 11075 TAMIAMI TRAIL EAST
FLORIDA BLACK BEAR (URSUS AMERICANUS FLORIDANUS)
MANAGEMENT PLAN
March 2023
Prepared For:
Phoenix Associates of Florida, Inc.
c/o: Chris Lascano
13180 Livingston Road, Suite 204
Naples, Florida 34109
P (239) 596-9111 Ext. 203
Email: clascano@phoenix-associates.com
Prepared By:
BearPaws Environmental Consulting
1599 Covington Circle East
Phone: (239) 340-0678
Email: BearPaws.Env.Consulting@GMail.com
3.B.b
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Introduction
2.47± acre Harklau Storage property is located in Section 29, Township 50S, and Range 26E, of Collier
County, Florida. More specifically; the site is located north of Tamiami Trail, south of Floridan Avenue,
east of Confederate Drive, and east of Johns Street, in Naples, Florida. Please see the attached Project
Location Map (Exhibit A).
Existing Site Conditions
Boundary – The boundary was obtained from Collier County parcel data and is assumed to be
approximately 2.47± acres.
Soils - The soils on the property have been mapped by the National Resource Conservation Service (NRCS,
formerly the Soil Conservation Service). These mappings are general in nature, but can provide a certain
level of information about the site as to the possible extent of wetland area. The agencies commonly use
these mappings as justification for certain wetland/upland determinations. According to these mappings,
the parcel is underlain by Urban land – Immokalee – Oldsmar, limestone substratum, complex (NRCS #34;
non-hydric). Urban land – Immokalee – Oldsmar, limestone substratum, complex soil is considered non-
hydric at both the local and national levels. Please see the attached NRCS Soils Map (Exhibit D).
Vegetation Descriptions – Vegetation is one parameter used in determining the presence of uplands or
wetlands; these community mappings will generally reflect what a specific area could be considered by the
regulatory agencies. We did not observe any wetland or “other surface water” communities on-site during
the site inspection.
While on-site, generalized community delineations are hand-drawn on an aerial defining the different
vegetation associations on-site. These general delineations were based on the nomenclature of the Florida
Land Use, Cover and Forms Classification System (FLUCFCS), Level III and IV (FDOT 1999). Please
see the attached FLUCFCS Map with Aerial (Exhibit B) and FLUCFCS Map without Aerial (Exhibit C).
Listed below are the vegetation communities and land-uses identified on the site.
FLUCFCS Codes & Community Descriptions
FLUCFCS 310 E3 Herbaceous (50-74& Exotics) – 0.13± Ac.
This upland community type occupies approximately 0.13± acres of the property. Exotic species such as
earleaf acacia (Acacia auriculiformis) and Brazilian pepper (Schinus terebinthifolius) dominate 50-74% of
this community. The canopy is mostly open with widely scattered slash pine (Pinus elliottii). The sub-
canopy is domoinated by Brazilian pepper (Schinus terebinthifolius), with scattered cabbage palm (Sabal
palmetto). The groundcover includes false buttonweed (Spermacoce floridan), Spanish needle (Bidens
alba), ragweed (Ambrosia artemisiifolia), finger grass (Eustachys floridana), caesar weed (Urena lobata),
sandspur (Cenchrus echinatus), cogon grass (Imperata cylindrical), broomsedge (Andropogon virginicus),
bahia grass (Paspalum notatum), and St. Augustine grass (Stenotaphrum secundatum), with other various
opportunistic weedy species. Commonly observed vines include grapevine (Vitis munsoniana), greenbriar
(Smilax spp.), and poison ivy (Toxicodendron radicans). This community should be considered uplands by
the regulatory agencies.This community would be considered uplands by the regulatory agencies.
3.B.b
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FLUCFCS 420 E3 Mixed Upland Forest (50-74& Exotics) – 2.34± Acres
This upland community type occupies approximately 2.34± acres of the property. Exotic species such as
earleaf acacia (Acacia auriculiformis), Brazilian pepper (Schinus terebinthifolius), and air potato
(Dioscorea bulbifera), dominate 50-74% of this community. The canopy contains slash pine (Pinus
elliottii), with live oak (Quercus virginiana), earleaf acacia (Acacia auriculiformis), and mimosa (Albizia
julibrissin). The sub-canopy contains cabbage palm (Sabal palmetto), Brazilian pepper (Schinus
terebinthifolius), wild coffee (Psychotria nervosa), wax myrtle (Myrica cerifera), myrsine (Rapanea
guinensis), and beauty-berry (Callicarpa americana). The groundcover contained Spanish needle (Bidens
alba), false buttonweed (Spermacoce floridan), cogon grass (Imperata cylindrica), caesar weed (Urena
lobata), dog fennel (Eupatorium capillifolium), ragweed (Ambrosia artemisiifolia), broomsedge
(Andropogon virginicus), and bahia grass (Paspalum notatum), with various other opportunistic weedy
species. Commonly observed vines include air potato (Dioscorea bulbifera), greenbriar (Smilax sp.),
grapevine (Vitis rotundifolia), Virginia creeper (Parthenocissus quinquefolia), peppervine (Ampelopsis
arborea), and poison ivy (Toxicodendron radicans). This community would be considered uplands by the
regulatory agencies.
Table 1. FLUCFCS Community Table
Management Plan
This plan is intended to prevent or deter nuisance interactions between humans and wildlife with emphasis
on the Florida Black Bear (Ursus americanus floridanus). A map showing black bear telemetry points in
close proximity to the site is attached as Exhibit D. This plan addresses two aspects; the first including
restrictions of what residents can do on-site, and the second including physical barriers to prevent nuisance
situations.
Resident Restrictions
Signage will be placed around the preserve areas and lakes. These signs will prohibit hand-feeding
of wildlife, including birds. This will eliminate leftover food scraps throughout the property. There
will be at least five steel signs which will state “Feeding of Animals is Prohibited.”
There will be no birdfeeders, or other type of mechanical feeders located on-site.
There will be no beehives, gardens, livestock (including fowl), or stables meant to house animals
located on-site.
If picnic areas are located on-site, signage will be placed in the vicinity reminding people to remove
all food scraps and refuse when leaving.
The attached educational brochure (Exhibit D), entitled “A Homeowner’s Guide: Living in Bear Country,”
prepared by the FWCC will also be provided to visitor’s and maintenance staff.
This brochure may be found at:
http://myfwc.com/media/1333887/LivinginBearCountryBrochure.pdf
FLUCFCS
Code Community Description Classification Acres
310 E3 Herbaceous (Exotics 50-74%)Upland 0.13± Ac.
420 E3 Mixed Upland Hardwoods (Exotics 50-74%) Upland 2.34± Ac.
Total 2.47± Ac.
3.B.b
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Physical Barriers
All garbage temporarily stored outside, in a dumpster, until being hauled away. In addition, all
dumpsters will be enclosed on four sides by a wooden or concrete structure (there will be no roof
on this structure). These bear-proof dumpsters will either be purchased from known suppliers or
will be built out of standard dumpsters and modified according to the specifications shown on the
attached graphic. All dumpsters will be washed out a minimum of once per week.
There will be no garbage cans (those typically used for single family residence) storing garbage
outside of a building. Garbage cans of this style will be used exclusively indoors and meant for
transporting to the bear-proof dumpsters.
Garbage will be hauled away at least two times per week.
In addition, bear-proof garbage containers will be used on-site. In consultation with the local waste disposal
company, bear-proof dumpsters will be purchased that are compatible with local equipment. The attached
list (Exhibit E) prepared by the FWCC provides a list of companies that sell bear resistant trash and
recreational storage containers.
The brochure may be found on the FWCC website located at:
http://myfwc.com/media/1496088/BearResistantContainers.pdf
3.B.b
Packet Pg. 244 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
References:
Florida Fish and Wildlife Conservation Commission. 2012. Living with Florida Black Bears.
Tallahassee, Florida.
Obtained from: http://myfwc.com/conservation/you-conserve/wildlife/black-bears/
3.B.b
Packet Pg. 245 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit A
Location Map
3.B.b
Packet Pg. 246 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
SR 951T
a
m
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Rattlesnake hammock Rd
Lely Resort BlvdI-75US 41SR 951Collier
County
St Augustine
JacksonvilleLake city
Gainesville
Daytona Beach
Cape Canaveral
Ft Pierce
West Palm
Beach
Ft Lauderdale
Miami
Naples
Ft myers
Port Charlotte
Key West
Bradenton
Sarasota
Okeechobee
Lakeland
Orlando
Deland
Ocala
Tallahassee
Panama City
Pensacola
State of Florida
Collier
NTS
Location
29/50S/26E
3/14/23BWS
Drawn By:Category
Job Number Scale:
CountyS/T/R
Date:Page
Exhibit
Harklau Storage
Location Map
1599 Covington Circle East, Fort Myers, FL 33919
(239) 340-0678 bearpaws.env.consulting@gmail.com
N
Project Location
3.B.b
Packet Pg. 247 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit B
Aerial FLUCFCS Map
3.B.b
Packet Pg. 248 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
420E3(2.34 Ac.±)Tamiami Trail (US 41)420E3(0.13 Ac.±)NOTES:FLUCFCS lines estimated from1"=200' aerial photographs andlocations approximated.FLUCFCS per Florida Land Use,Cover and Forms ClassificationSystem (FLUCFCS) (FDOT 1999).Aerial photographs were acquiredfrom the Collier County GIS Dept.and have a flight date of January,2021.NCategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPage--Drawn By:1599 Covington Circle East, Fort Myers, FL 33919 (239) 340-0678 bearpaws.env.consulting@gmail.com FLUCFCSAerial FLUCFCS MapBWSScale: 1" = 200'1" = 200'CollierHarklau Storage29/50S/26E3/14/233.B.bPacket Pg. 249Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit C
FLUCFCS Map
3.B.b
Packet Pg. 250 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
420E3(2.34 Ac.±)Tamiami Trail (US 41)420E3(0.13 Ac.±)NOTES:FLUCFCS lines estimated from1"=200' aerial photographs andlocations approximated.FLUCFCS per Florida Land Use,Cover and Forms ClassificationSystem (FLUCFCS) (FDOT 1999).NCategoryJob NumberScale:CountyS/T/RDate:RevisionsDate:ExhibitPage--Drawn By:1599 Covington Circle East Fort Myers, FL 33919 (239) 340-0678 bearpaws.env.consulting@gmail.com FLUCFCSFLUCFCS MapBWSScale: 1" = 200'1" = 200'CollierHarklau Storage29/50S/26E3/14/233.B.bPacket Pg. 251Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit D
Black Bear Telemetry Points
3.B.b
Packet Pg. 252 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
#*
#*
#*
#*GFGFGFGFGFGFGFGFGFGFGFGFGFGFGFGFGFGFTa
m
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2/7/2018
6/6/2007
12/6/202212/6/2022 12/6/2022
10/1/2020
1/12/2018
2/18/2018
1/30/2018
5/15/2017
3/28/2014
9/25/2013
11/10/2019
12/13/2017
10/13/2014
10/22/2013
Legend
Boundary
GFBlack Bear NuisanceReports
#*Black Bear Mortality
Black Bear Range
Abundant
Common
Occasional
Rare
Harklau StorageFlorida Black Bear Exhibit
q0300 600Feet
Notes
FWC Black Bear Nuisance Reports were acquired from the FGDL andwere last updated 2/28/2023.
FWC Florida Black Bear Road Kills was acquired from the FGDL andwas last updated 2023.
Florida Black Bear Ranges were acquired from the FGDL and were lastupdate on 3/11/2021.
Aerial photographs were acquired from Collier County and have a flightdate of 2021.
3.B.b
Packet Pg. 253 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit E
A Guide to Living in Bear Country Brochure
3.B.b
Packet Pg. 254 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
If you are experiencing bear problems, please
contact the nearest FWC regional office.
North Central, Lake City 386-758-0525
Northeast, Ocala 352-732-1225
Northwest, Panama City 850-265-3676
South, West Palm Beach 561-625-5122
Southwest, Lakeland 863-648-3200
If you suspect illegal activity, call FWC’s Wildlife Alert
Hotline at 1-888-404-3922.
Cover photo by Ashley Hockenberry
A guide to living in
bear country
printed on recycled paper
Discouraging bears at home
Properly storing or securing residential garbage and
other attractants is a proven method of discouraging
bears and preventing bear problems around homes,
farms and neighborhoods.
The following items attract bears and should
be protected by an electric fence, wildlife resistant
containers or stored in a secure place, such as a
garage or sturdy shed:
n Trash and recycling containers
n Bird and squirrel feeders
n Game feeders
n Pet foods and bowls
n Barbeque grills and smokers
n Pets and small livestock
n Livestock feed
n Compost piles
n Beehives
n Fruit and nut-bearing trees and shrubs
Help conserve black bears by
purchasing a Conserve Wildlife
license plate at your local tax
collector’s office or online at
BuyAPlate.com.
Secure common bear attractants
n Use electric fencing to protect gardens,
compost piles, apiaries and livestock.
n Store garbage and recyclables in bear-
resistant containers or in a secure area until
morning of pick up.
n Feed pets indoors or bring food dishes inside
before dark. Store pet and livestock feed in
bear-resistant containers.
n Remove bird and wildlife feeders. Ensure the
area is free of all seed, corn or other wild
animal feed.
n Keep orchards and gardens tidy. Remove
rotten fruit and harvest all nuts, fruits and
vegetables when ripe.
n Clean meat smokers and barbeque grills with
a degreasing detergent. Properly dispose of
food remnants after each use.
Learn more about black bears with the Florida
Black Bear Curriculum Guide. The guide is designed to
educate teachers and students in grades 3-8 and offers
a comprehensive series of lessons on Florida’s black
bear.
To learn more about black bears and for tips on
how to reduce bear attractants, as well as instructions
for electric fencing, suggestions for bear-resistant
containers, information about the Conserve Wildlife
license tag or the curriculum guide, visit
MyFWC.com/bear.
Bear ranges in Florida
Milt FoxJessica Tice3.B.b
Packet Pg. 255 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Charles TowneAshley HockenberryIf you live in Florida, you
should know
Black bears are at a crossroads in the Sunshine
State. Since the 1980s, Florida’s bear population has
been increasing in most areas of the state while the
human population is rapidly expanding. As a result,
bears and humans are encountering each other more
than ever.
Calls to the Florida Fish and Wildlife
Conservation Commission (FWC) about black bear
and human encounters have increased from 1,000 in
2001 to over 2,500 in 2008. The most common calls
refer to bear sightings and bears in garbage.
The mere presence of a black bear does not
represent a problem. In fact, living in bear country
can provide unique and rewarding experiences for
residents.
However, when black bears have access to pet
food, garbage, birdseed, livestock feed or other
sources of food, they quickly learn to associate people
with food. Bears often are fed by humans, either
intentionally or unintentionally. Once they become
more comfortable around people, that familiarity may
become a problem for both people and bears. Those
bears are often killed, either by vehicle collisions, illegal
shooting or as a result of bear management actions.
People ask why problem bears can’t simply be
relocated to a “wilderness area where they won’t
bother anyone.” Unfortunately, areas that are large
and remote enough for bears to avoid people are rare
in Florida. Relocated bears typically leave the new
area, either to return to their original home or to leave
an area already occupied by other bears. Some bears
will wander through unfamiliar areas and cross busy
roads, creating a danger to the bear and to motorists.
In addition, bears that do remain in the relocation area
often exhibit the same behavior, which just shifts the
problem to a new location. As a result, relocation is
not a desirable or effective solution to bear conflicts.
Wildlife biologists can provide technical advice to
residents who live in bear country to help them take
actions that will discourage bears from becoming a
problem. The FWC is committed to ensuring the long-
term well-being of the black bear, while addressing the
property damage and safety concerns of residents and
visitors.
If a bear comes into your yard
If you encounter a bear at close range, remain standing
upright, back up slowly and speak to the bear in a calm,
assertive voice.
n Do not intentionally feed or attract bears. If a
bear is eating something on your property, take
note of what it is and secure it after the bear has
left the area.
n Never approach or surprise a bear. Keep as much
distance between you and the bear as possible.
n Make sure you are in a secure area, and the bear
has a clear escape route to leave the area; then
yell, bang pots and pans or use an air horn to
scare the bear away.
n Do not turn your back, play dead, or run from
the bear. Back away slowly into a house, car or
building.
n Report any bear that is threatening the safety of
humans, pets or livestock, or causing property
damage, to the FWC (see back panel).
Climbing trees is a bear’s natural escape route.
If the bear climbs a tree, keep people and pets away.
When things quiet down, the bear will come down the
tree and leave. This usually happens after dark, when
the bear feels safe.
Did you know?
Black bears are shy animals and generally not
agressive towards people. When a bear stands on
its hind legs, it is merely trying to get a better view,
rather than acting in a threatening way. A bear may
huff, snap its jaws and swat the ground if it feels
threatened.
Black bears might “bluff charge” when cornered,
threatened or stealing food. Stand your ground and
then slowly back away. Always respect bears – they
are large and powerful wild animals.
The bear facts
Black bears are the only species of bear in Florida
and they once roamed the state’s entire 34.5 million
acres.
n FWC biologists estimate there are 2,500-3,000
black bears in Florida.
n Florida bears are black with a brown muzzle
and may have a white chest marking called a
blaze.
n Adult black bears weigh 150-400 pounds;
males are usually larger than females. The
largest male bear on record in Florida
weighed 624 pounds; the largest female
weighed 342 pounds.
n Female bears have their first litter at about
31/2 years of age and generally have one to
three cubs every other year.
n In Florida the breeding season runs from
June to August and cubs are born
about seven months later, in late January or
early February.
n Bears of all ages are excellent climbers and
will climb trees when they are frightened.
n About 80 percent of a black bear’s diet comes
from plants (e.g., fruits, nuts, berries), 15
percent from insects and 5 percent from meat.
Ashley HockenberryAshley Hockenberry
It is illegal to intentionally place food
or garbage out that attracts bears and
causes conflicts. Anything that attracts
dogs, cats or raccoons also will attract
bears!
3.B.b
Packet Pg. 256 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Exhibit F
Bear Resistant Trash and Recreational Storage Container List
3.B.b
Packet Pg. 257 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
BEAR RESISTANT TRASH CONTAINERS (Updated March 2011)
Residential Poly Carts and Cans WITH automatic locking lids
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
Toter, Inc
Statesville, NC
1-800-424-0422
toter@toter.com
http://www.toter.com
Passed IGBT a
96 gallon 50 $197 $750 (for minimum
50 cans order) $212.00
BearSaver
1-800-851-3887
Fax: 909-605-7780
sales@bearsaver.com
http://www.bearsaver.com
Passed IGBT a
32 gallon 20 Contact BearSaver Contact BearSaver Contact BearSaver
65 gallon 20 $159 $473 $182.65
95 gallon 24 $170 $863 $205.96
BearProof
Inc
234 S. Golden Dr.
Silt, CO 81652
970-309-2460
Fax: 970-876-0420
Info@BearProofInc.com
http://www.bearproofinc.com
32 gallon 1
$663 each
(for 1-4 cans)
$638 each
(for 5+ cans)
$291.59 $954.59 – 929.59b
65 gallon 1
$404 each
(for 1-4 cans)
$379 each (for 5+ cans)
$237.97 $641.97 – 616.97b
95 gallon 1
$416 each
(for 1-4 cans)
$391 each (for 5+ cans)
$265.90 $947.80 – 656.90b
3.B.b
Packet Pg. 258 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
Residential Poly Carts and Cans WITHOUT automatic locking lids
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
The
Growler
Sanford, FL
407-519-0766
dennisbooth@cfl.rr.com
http://www.thegrowlercan.com
Passed IGBTP a
32
gallon 1 $179
(Discounts if buying >3)
Free in central FL
or $34
$189 in central FL
or $221
64
gallon 1 $189
(Discounts if buying >3)
Free in central FL
or $85
$189 in central FL
or $274
95
gallon 1 $209
(Discounts if buying >3)
Free in central FL
or $100
$209 in central FL
or $309
Solid
Waste
Systems
7855 E. Lark Dr.
Parker, CO 80138
Phone: 303-840-3390/
1-800-944-7973
Fax: 303-840-3460
solidws@comcast.net
http://www.bearproofsystems.c
om/
Passed IGBTP a
65
gallon 1 $172 $128 $300
95
gallon 1 $190 $200 $390
BEARicuda
Bins
1-877-232-7428
Fax: 860-540-0611
kevin@bearicuda.com
http://www.bearicuda.com
32
gallon 1 $189 each (for 1-3 cans)
$185 each (for 4+ cans) $75 $226.50 – 222.50b
64
gallon 1 $199 each (for 1-3 cans)
$165 each (for 4+ cans)
Contact BEARicuda
Bins
Contact
BEARicuda Bins
95
gallon 1 $219 each (for 1-3 cans)
$209 each (for 4+ cans) $169 $303 - $251.25b
3.B.b
Packet Pg. 259 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
CURRENT RESPONSIBILITIES
As president of BearPaws Environmental Consulting, Mr. Stejskal is
responsible for all management duties of the firm and project
coordination. The clients Mr. Stejskal works with include both the
private and public sectors.
Besides the corporate responsibilities, also as a consultant and
ecologist, Mr. Stejskal is responsible for coordination of
environmental permitting, conducting wildlife surveys, wetland
delineations, and other environmental reports. He also has been
qualified as an expert in wetland and wildlife ecology and
environmental land use in Lee County. Mr. Stejskal has received his
certification as an Authorized Gopher Tortoise Agent.
RELEVANT EXPERIENCE
Since 2003, Mr. Stejskal has managed projects and conducted
fieldwork and produced reports and applications for land use
planning and development. These projects include due diligence
assessments for land acquisition purposes, assistance with
environmental land planning, coordination on permitting and
mitigation design for wetlands and wildlife, and compliance
monitoring of projects during and after construction. Mr. Stejskal
has received certification from Environmental Systems Research
Institute (ESRI) in ARC GIS I & II as well as additional training on
gopher tortoise permitting and relocations from the Ashton
Biodiversity Institute.
PREVIOUS PROJECT EXPERIENCE
o Ajax US 17: Audubon’s Crested Caracara nest survey and
observation for Ajax and the Florida Department of
Transportation in Glades County.
o Ajax State Road 29: Audubon’s Crested Caracara, Sandhill Crane,
Big Cypress Fox Squirrel nest survey for the Florida Department
of Transportation in Glades County.
o Arlington Commerce Park: Wetland and ecological permitting
for a mixed use development with red‐cockaded woodpecker
permitting in Lee County.
o Colonial/Ortiz: Wetland, ecological, and wildlife permitting for
the red‐cockaded woodpecker for a medical office development
along with wetland monitoring in Lee County.
o Cook‐Brown Mine: Impact assessment, environmental and
wetland permitting for a mine expansion in Charlotte County.
o Sonoma: Wetland impact and mitigation design for a
commercial mixed use golf course community with gopher
tortoise and scrub jay permitting in DeSoto County.
o North Fort Myers Restoration: Permitting and construction
coordination for a hydrological and ecological restoration
project in Lee County.
o Panther Mine Expansion: Impact assessment, environmental
and wetland permitting for a mine expansion in Charlotte
County.
Barrett Stejskal
President, Consultant, & Ecologist
Experience:
o 15+ Years of Environmental Experience
Education:
o Florida Gulf Coast University, BA, 2003
Environmental Studies & Biology
Professional Affiliations:
o Southwest Florida Association of
Environmental Professionals
o Lee County Conservation Land Acquisition and
Stewardship Advisory Committee
Certification:
o FWC – Gopher Tortoise Authorized Agent
Permit #: GTA‐09‐00020F
o Environmental Systems Research Institute
(ESRI) – ARC GIS I & II
Areas of Expertise:
o Ecological Sciences
o Audubon’s Crested Caracara Monitoring &
Observations
o Gopher Tortoise Surveys, Relocations, &
Excavations
o Sandhill Crane Nest Surveys & Species Monitoring
o Vegetation and Habitat Mapping Utilizing ACAD,
GIS & GPS
o Wetland Permitting and Mitigation
o Corps and State Wetland Delineations
o Impact Assessments
o Wildlife Surveys and Species Relocations
o Wildlife Habitat Management Planning and
Permitting
o Habitat Restoration and Mitigation Design
o Environmental Land Use Permitting and Rezoning
o Local, State, and Federal Environmental Permitting
o Post Permit Compliance and Monitoring
Contact Information:
Barrett Stejskal
President, Consultant, & Ecologist
BearPaws Environmental Consulting
1599 Covington Circle East Fort Myers Florida 33919
Phone: (239) 340‐0678
Email: bearpawsenvconsulting@gmail.com
barrett@bearpawsenvconsulting.com
Website: http://www.bearpawsenvconsulting.com
3.B.b
Packet Pg. 260 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
3.B.b
Packet Pg. 261 Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
7.717.717.727.727.717.717.737.727.71
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)FOUND 5/8" IRONPIN AND CAPSTAMPED MINORLB 5151FOUND 5/8" IRONPIN AND CAPSTAMPED"ROWE FL 2503AL 1965 GA 2304FOUND 5/8" IRONPIN AND CAPSTAMPED MINORLB 5151FOUND 5/8" IRONPIN AND CAPSTAMPED MINORLB 5151FOUND 5/8" IRONPIN AND CAPSTAMPED MINORLB 5151FOUND 5/8" IRONPIN AND CAP(ILLEGIBLE)FOUND 5/8" IRON,S25°51'10"W 0.79' FROMCOMPUTEDPROPERTY CORNERDITCHTOBTOBCONCRETE SIDEWALKCONCRETE SIDEWALKPLATTED 25' WIDE FLORIDA POWERAND LIGHT UTILITY EASEMENTHEADWALL36"X56" RCINVERT = -0.1436"X56" RCPINVERT = -0.24MITERED END12" RCP INVERT = 3.64MITERED END12" RCP INVERT = 2.83MITERED END12" RCP INVERT = 3.00MITERED END15" RCP INVERT = 2.97MITERED END24"X15" RCPINVERT = 3.03MITERED END24"X15" RCPINVERT = 3.43MITERED END15" RCP INVERT = 2.88BOX CULVERTTOP = 5.3024"X12" INVERT = 3.78BOTTOM = 3.14BOX CULVERTTOP = 5.1724"X12" INVERT = 3.64BOTTOM = 2.99GUARDRAILCOL
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WAYDIXIE DRIVE (PLAT)CONFEDERATE DRIVE (SIGN)60' RIGHT OF WAYFLORIDAN AVENUE60' RIGHT OF WAYTAMIAMI TRAIL EAST/U.S. 41200' RIGHT OF WAYBENCHMARKSET PK NAIL AND DISCSTAMPED CEC BM LB 2464ELEVATION = 6.57 NAVDBENCHMARKSET PK NAIL AND DISCSTAMPED CEC BM LB 2464ELEVATION = 6.41 NAVD110.00'(P)107.82'(P)107.81'(P)107.81'(P)107.82'(P)110.00'(P)GUY ANCHOR(TYP.)
CLIENT:
TITLE:FILE NO.:SHEET OFNO.REVISION DESCRIPTIONDATE BY
COASTAL
28421 BONITA CROSSINGS BOULEVARD
ENGINEERING
CONSULTANTS
INC.
COASTAL AND MARINE ENGINEERING
ENVIRONMENTAL AND GEOLOGICAL SERVICES
LAND AND MARINE SURVEY AND MAPPING
BONITA SPRINGS, FLORIDA 34135
PHONE: (239)643-2324
FAX: (239)643-1143
www.coastalengineering.com
E-Mail: info@cecifl.com
Serving Florida Since 1977
THIS DOCUMENT, AND THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF
SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED.
REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND
ADAPTATION BY COASTAL ENGINEERING CONSULTANTS, INC. (CECI) OR ITS SUBSIDIARIES SHALL BE
WITHOUT LIABILITY TO CECI OR ITS SUBSIDIARIES.FLORIDA BUSINESS AUTHORIZATION NO. LB 2464COASTAL ENGINEERING CONSULTANTS, INC.DATE OF FIELD SURVEY: 10/20/22FLORIDA CERTIFICATE NO. 5295PROFESSIONAL SURVEYOR AND MAPPERTHE ORIGINAL RAISED SEAL OF A FLORIDANOT VALID WITHOUT THE SIGNATURE ANDLICENSED SURVEYOR AND MAPPERDATE OF SIGNATURE: RICHARD J. EWING, VPCHECKED:
F.B.
ACAD NO.
PG.
DRAWN:
DATE:
REF. NO.
SCALE:
SEC.TWP.RNG.22.22911BOUNDARY SURVEY
DAVIDSON ENGINEERING, INC.1" = 40'
G693
31
26E50S
22.229
22.229
10/21/22
MMW
RJE
29LEGAL DESCRIPTIONLOTS 1, 2, 3, 4, 5 AND 6, BLOCK ONE, NAPLES MANOR UNIT NO. 1, AS RECORDED IN PLATBOOK 3, PAGE 57, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, LESS AND EXCEPTPART OF LOTS 1 AND 2 DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OFTHE NORTHEASTERLY RIGHT-OF-WAY LINE OF US-41 WITH THE SOUTHEASTERLY LINE OFDIXIE DRIVE, SAID CORNER BEING THE SOUTHWESTERLY CORNER OF LOT 1, BLOCK ONE,NAPLES MANOR UNIT NO. 1 AS RECORDED IN PLAT BOOK 3, PAGE 57, OF THE PUBLICRECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE SOUTHEASTERLY LINE OFDIXIE DRIVE, CROSSING A 25 FOOT WIDE FLORIDA POWER & LIGHT CO'S UTILITYEASEMENT N50°53'40"E, 25.00 FEET; THENCE CONTINUING N50°53'40"E, 140.00 FEET;THENCE S39°06'20"E AND PARALLEL TO FLORIDIAN AVENUE 160.63 FEET; THENCES50°53'40"W AND PARALLEL TO DIXIE DRIVE 165.00 FEET TO THE NORTHEASTERLYRIGHT-OF-WAY LINE OF US-41; THENCE ALONG SAID RIGHT-OF-WAY LINE N39°06'20"W,160.63 FEET TO THE POINT OF BEGINNING.THE ABOVE DESCRIBES AN AREA OF APPROXIMATELY 107,478 SQUARE FEET OR 2.47ACRES OF LAND.SUBJECT TO EASEMENTS, RESTRICTIONS AND RESERVATIONS OF RECORD.GENERAL NOTES1. = SET 5/8" IRON PIN AND CAP STAMPED CEC LB 2464.2. = FOUND 5/8" IRON PIN AS NOTED.3. = FOUND PK NAIL AND DISC STAMPED QGMA LB 5151.4. BEARINGS BASED ON A GRID BEARING OF S39°05'44"E ON THE SOUTH WESTERLY LINE OF THE DESCRIBED PROPERTY.5. DESCRIBED PROPERTY LIES IN FLOOD ZONE AE, ELEVATION 7.0 PER F.I.R.M. COMMUNITY PANEL NO. 120067 MAP NO. 12021C 0603H DATED MAY 16, 2012.6. ELEVATIONS SHOWN HEREON ARE RELATIVE TO NORTH AMERICAN VERTICAL DATUM 1988 (N.A.V.D. 88).7. ELEVATIONS AND DISTANCES SHOWN HEREON ARE IN FEET AND DECIMALS THEREOF.8. THIS SURVEY IS CERTIFIED TO THE DATE OF THE FIELD SURVEY, NOT THE DATE OF SIGNATURE.LEGEND(P) = PLAT DATA(S) = SURVEY DATA(D) = DESCRIPTION DATA(C) = CALCULATED DATA(TYP.) = TYPICALOHU = OVERHEAD UTILITY LINE = CONCRETE POWER POLE = WOOD POWER POLE = SANITARY SEWER MANHOLE = CLEANOUT = LIGHT POLE = WATER VALVE = TELEPHONE RISER = TRAFFIC CONTROL BOX = FIRE HYDRANTRCP = REINFORCED CONCRETE PIPEFOR THE BENEFIT OFDAVIDSON ENGINEERING, INC.NO OTHER PERSON OR ENTITY MAY RELY UPON THIS SURVEYSCALE: 1" = 40'402004080 OF LOTS 1, 2, 3, 4, 5 AND 6,
BLOCK ONE, NAPLES MANOR UNIT NO. 1, AS RECORDED IN PLAT
BOOK 3, PAGE 57, PUBLIC RECORDS OF COLLIER COUNTY TELTCB3.B.bPacket Pg. 262Attachment: ATTACHMENT A - Backup Package (27852 : PL20220003454 Harklau Storage CU)
COLLINS STREET
60' RIGHT OF WAY
JOHNS STREET
60' RIGHT OF WAY
DIXIE DRIVE (PLAT)60' RIGHT OF WAY
FLORIDAN AVENUE60' RIGHT OF WAYTAMIAMI TRAIL EAST/U.S. 41200' RIGHT OF WAY4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496SHEET:REVISIONSDATEREV.DESCRIPTIONLEGENDGENERAL NOTES:CONCEPT PLAN 11" = 30'SCALE:HARKLAU STORAGE (CU)PLANNING NOTES:WATER QUALITY CALCULATIONSFLOOD ZONE INFO:SITE / LAND USE SUMMARYCOLLIER COUNTY PRESERVE REQUIREMENTS:3.B.cPacket Pg. 263Attachment: ATTACHMENT B - Conceptual Site Plan Copy (27852 : PL20220003454 Harklau Storage CU)
Johns STGe
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3.B.d
Packet Pg. 264 Attach
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by the Collier County Hearing Examiner
(HEX) at 1:00 P.M., February 22, 2024, in the Hearing Examiner’s meeting room, at 2800 North
Horseshoe Drive, Room 609/610, Naples FL 34104, to consider:
PETITION NO. CU-PL20220003454 – HARKLAU STORAGE – REQUEST FOR APPROVAL
OF A CONDITIONAL USE TO ALLOW A CAR CONDO FACILITY, ALSO KNOWN AS MOTOR
FREIGHT AND WAREHOUSING (SIC 4225, AIR CONDITIONED AND MINI-AND SELF-
STORAGE WAREHOUSING ONLY), PURSUANT TO LDC SECTION 2.03.03.D.1.C.24, ON ±2.47
ACRES LOCATED AT THE SOUTHEAST CORNER OF TAMIAMI TRAIL EAST (US 41) AND
CONFEDERATE DRIVE, LOTS 1, 4, 5, AND 6, BLOCK ONE, NAPLES MANOR UNIT NO. 1, IN
SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
All interested parties are invited to appear and be heard. All materials used in presentation before
the Hearing Examiner will become a permanent part of the record.
Copies of staff report are available one (1) week prior to the hearing. The file can be reviewed at
the Collier County Growth Management Community Development Department, Zoning Division,
2800 North Horseshoe Drive, Naples, FL 34104.
As to any petition upon which the Hearing Examiner takes action, an aggrieved petitioner may
appeal such final action. Such appeal shall be filed per Section 2-88 of the Collier County Code of
Laws and Ordinances within 30 days of the decision by the Hearing Examiner. An aggrieved non-
party may appeal a decision by the Hearing Examiner to the Circuit Court of Collier County within
30 days of the decision. In the event that the petition has been approved by the Hearing Examiner,
the applicant shall be advised that he/she proceeds with construction at his/her own risk during
this 30-day period. Any construction work completed ahead of the approval authorization shall be
at their own risk.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity
to provide public comments remotely, as well as in person, during this proceeding. Individuals who
would like to participate remotely should register through the link provided within the specific
event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.
gov/our-county/visitors/calendar-of-events after the agenda is posted on the County website.
Registration should be done in advance of the public meeting, or any deadline specified within
the public meeting notice. Individuals who register will receive an email in advance of the public
hearing detailing how they can participate remotely in this meeting. Remote participation is
provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues.
For additional information about the meeting, please call Geoffrey Willig at 252-8369 or email to
Geoffrey.Willig@colliercountyfl.gov.
If you are a person with a disability who needs any accommodation in order to participate in this
proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please
contact the Collier County Zoning Division located at 2800 N. Horseshoe Dr, Naples, Florida
34104, (239) 252- 2400, at least two (2) days prior to the meeting.
Andrew W. J. Dickman, Esq., AICP
Chief Hearing Examiner
Collier County, Florida Johns STGeo
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Location
ND-38555072
3.B.d
Packet Pg. 265 Attachment: ATTACHMENT C - Legal Ad & HEX Sign Posting (27852 : PL20220003454 Harklau Storage CU)
3.B.d
Packet Pg. 266 Attachment: ATTACHMENT C - Legal Ad & HEX Sign Posting (27852 : PL20220003454 Harklau Storage CU)
Floridian Ave View 3.B.d
Packet Pg. 267 Attachment: ATTACHMENT C - Legal Ad & HEX Sign Posting (27852 : PL20220003454 Harklau
Johns Street View 3.B.d
Packet Pg. 268 Attachment: ATTACHMENT C - Legal Ad & HEX Sign Posting (27852 : PL20220003454 Harklau
Tamiami Trail View 3.B.d
Packet Pg. 269 Attachment: ATTACHMENT C - Legal Ad & HEX Sign Posting (27852 : PL20220003454 Harklau
1
Sean Sammon
From:Michael Bosi
Sent:Friday, January 26, 2024 2:41 PM
To:Sean Sammon
Cc:Ray Bellows; Derek Perry; Heidi Ashton
Subject:RE: PL20220003454 - HARKLAU STORAGE CU
Sean,
I agree with Mike’s interpretation that the restriction was put in place to minimize the interruptions to US41. Based
upon that directive, I would read the restriction to allow access to US41, but if that access is granted it shall be limited to
one ingress/egress point, but I don’t think the restriction requires the combined lots or project to have an access on
US41. The restriction is silent to Johns ST & Dixie DR, so the proposed access arrangement shown in the concept plan
would not be incongruent with the expressed restriction and happens to be the arrangement endorsed by our
Transportation Planning staff.
Mike
Michael Bosi, AICP
Collier County Zoning Director
239-252-1061
239-877-0705
From: Sean Sammon <Sean.Sammon@colliercountyfl.gov>
Sent: Friday, January 26, 2024 1:19 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Cc: Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Derek Perry <Derek.Perry@colliercountyfl.gov>; Heidi Ashton
<Heidi.Ashton@colliercountyfl.gov>
Subject: FW: PL20220003454 - HARKLAU STORAGE CU
Mike,
Attached is an email from Mike Sawyer during the review process for Harklau Storage CU. I coordinated with Mike
during the 2nd review about clarifying the language written in Ordinance 92-043, which is about the subject property for
PL20220003454. Ordinance 92-043 stated: “The subject property (all lots combined) shall only be served with one single
access onto U.S. 41 East.”
Since that was written into the ordinance, I included this in my review comments, along with the others, to the applicant
for the first review. The applicant responded: “Ordinance 92-43 does not prohibit access on Johns Street and all
provisions of the ordinance are met within the conceptual site plan. No access onto Floridian Avenue is proposed. The
ordinance does not require that access be provided to US 41 East, it restricts the site to up to one access on US 41
East.” That is why I reached out to Mike Sawyer for him to clarify.
Can you please interpret the section (Page 14) from Ordinance 92-043, and whether or not you agree with Mike
Sawyer’s assessment? Or, is this going to require a rezone if what they’re doing is considered amending the language in
the ordinance. The HEX Hearing is scheduled for February 22 nd for the CU.
Thank you Mike.
3.B.e
Packet Pg. 270 Attachment: ATTACHMENT D - Ordinance No. 92-043 Access Points Interpretation (27852 : PL20220003454 Harklau Storage CU)
2
Respectfully,
Sean Sammon, Principal Planner
Zoning Division - Zoning Services Section
Sean.Sammon@CollierCountyFL.gov
Phone: 239.252.8422; Fax: 239.252.6350
2800 N. Horseshoe Drive, Naples, FL 34104
Exceeding expectations, every day!
Tell us how we are doing by taking our Zoning Division Survey at https://goo.gl/eXjvqT.
From: Derek Perry <Derek.Perry@colliercountyfl.gov>
Sent: Friday, January 26, 2024 1:00 PM
To: Sean Sammon <Sean.Sammon@colliercountyfl.gov>
Cc: Heidi Ashton <Heidi.Ashton@colliercountyfl.gov>
Subject: RE: PL20220003454 - HARKLAU STORAGE CU
Sean: The official interpreter is Mike Bosi, not the applicant or Mike Sawyer.
Derek D. Perry
Assistant County Attorney
(239) 252-8066
From: Sean Sammon <Sean.Sammon@colliercountyfl.gov>
Sent: Friday, January 26, 2024 11:48 AM
To: Derek Perry <Derek.Perry@colliercountyfl.gov>
Cc: Kathynell Crotteau <Kathynell.Crotteau@colliercountyfl.gov>
Subject: FW: PL20220003454 - HARKLAU STORAGE CU
Derek,
Just to follow up on some of the comments in the staff report, see below for Mike Sawyer’s clarification on why the US-
41 access is not preferred. The applicant made a point that it wasn’t required, only that if each lot were developed
individually, they would all be served by one access rather than each.
Respectfully,
Sean Sammon, Principal Planner
Zoning Division - Zoning Services Section
Sean.Sammon@CollierCountyFL.gov
Phone: 239.252.8422; Fax: 239.252.6350
2800 N. Horseshoe Drive, Naples, FL 34104
3.B.e
Packet Pg. 271 Attachment: ATTACHMENT D - Ordinance No. 92-043 Access Points Interpretation (27852 : PL20220003454 Harklau Storage CU)
3
Exceeding expectations, every day!
Tell us how we are doing by taking our Zoning Division Survey at https://goo.gl/eXjvqT.
From: SawyerMichael <Michael.Sawyer@colliercountyfl.gov>
Sent: Tuesday, May 9, 2023 2:07 PM
To: SammonSean <Sean.Sammon@colliercountyfl.gov>
Cc: BellowsRay <Ray.Bellows@colliercountyfl.gov>; LantzLorraine <Lorraine.Lantz@colliercountyfl.gov>
Subject: RE: PL20220003454 - HARKLAU STORAGE CU
Sean,
Interesting dilemma. First, I leave the interpretation to Ray and understand if he has a different perspective.
I believe the intent of 6.c. was to make sure that the various small parcels (lots) shared a single access point on 41
instead of allowing multiple access points for each individual parcel (the goal: limit/allow one single access on 41 to
service all the (lot) parcels using interconnections/linking). Additionally, there isn’t a condition in the ordinance
prohibiting access on Johns Street like there is for Floridan.
41 in this location is a Class 3 Arterial-Divided roadway; therefore, from a health safety standpoint, it’s much safer to
allow access on Johns Street combined with the interconnection to the parcel to the northwest.
Please let me know if you have additional questions or concerns.
Respectfully,
Michael Sawyer
Project Manager II
Transportation Management Services Department
Transportation Planning
2685 South Horseshoe Drive, Suite 103
Naples, Florida 34104
239-252-2926
michael.sawyer@colliercountyfl.gov
From: SammonSean <Sean.Sammon@colliercountyfl.gov>
Sent: Tuesday, May 9, 2023 10:39 AM
3.B.e
Packet Pg. 272 Attachment: ATTACHMENT D - Ordinance No. 92-043 Access Points Interpretation (27852 : PL20220003454 Harklau Storage CU)
4
To: SawyerMichael <Michael.Sawyer@colliercountyfl.gov >
Cc: BellowsRay <Ray.Bellows@colliercountyfl.gov>
Subject: PL20220003454 - HARKLAU STORAGE CU
Michael,
My 2nd review comment to the applicant for PL20220003454, Harklau Storage was:
“Narrative - b) As mentioned in the Pre-Application Meeting, there are current requirements regulated by Ordinance 92-
43 that prohibits the current Conceptual Site Plan from being served by more than one single access onto US 41 East as
well as prohibiting access onto Floridian Ave. The Conceptual Site Plan is inconsistent with the ordinance language and
may require coordinating with FDOT or drafting a new concept plan that is consistent with Ord. 92-43. If continuing with
the Conceptual Site Plan as is, then it will require a Rezone from C-4 to C-4 amending the ordinance language, either
eliminating or modifying the language, and being a companion petition with this CU. Or, modify the Conceptual Site Plan
in order to be consistent with Ordinance 92-43.”
Attached is page 14 from Ordinance 92-043, which states the condition 6.c. “The subject property (all lots combined)
shall only be served with one singe access onto U.S. 41 East.”
The applicant’s response is: “Ordinance 92-43 does not prohibit access on Johns Street and all provisions of the ordinance
are met within the conceptual site plan. No access onto Floridian Avenue is proposed. The ordinance does not require
that access be provided to US 41 East, it restricts the site to up to one access on US 41 East.”
The applicant resolved the issue with the access off Floridian, however, I’m not sure how the access off of US 41 East can
be resolved unless I’m interpreting this incorrectly since this is from the ordinance from 1992.
How do you interpret the issue that condition d. from section 6 of the Ordinance poses? Can you please interpret this
language from the ordinance?
Respectfully,
Sean Sammon, Principal Planner
Zoning Division - Zoning Services Section
Sean.Sammon@CollierCountyFL.gov
Phone: 239.252.8422; Fax: 239.252.6350
2800 N. Horseshoe Drive, Naples, FL 34104
Exceeding expectations, every day!
Tell us how we are doing by taking our Zoning Division Survey at https://goo.gl/eXjvqT.
3.B.e
Packet Pg. 273 Attachment: ATTACHMENT D - Ordinance No. 92-043 Access Points Interpretation (27852 : PL20220003454 Harklau Storage CU)