Agenda 03/26/2024 Item #17D (Ordinance - Rezone The Boat House)17.D
03/26/2024
EXECUTIVE SUMMARY
This item requires that Commission members provide ex-parte disclosure. Should a hearing be held on this
item, all participants are required to be sworn in. Recommendation to approve an Ordinance rezoning
property from the Commercial Intermediate District (C-3) Zoning District to a Commercial Planned Unit
Development (CPUD) Zoning District for the project to be known as The Boat House CPUD to allow the
development of up to 32,500 square feet of gross floor area of Commercial Intermediate (C-3) commercial
uses or 20,000 square feet of gross floor area of boat sales and boat and engine services and repairs for the
property located south of Radio Lane, north of Davis Boulevard and east of Radio Road in Section 3,
Township 50 South, Range 26 East, Collier County, Florida; consisting of 3.5+/-acres. [PL20230002068]
(Companion item to 17C)
OBJECTIVE: To have the Board of County Commissioners (Board) review staff s findings and recommendations
along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above -
referenced petition and render a decision regarding the petition and ensure the project is in harmony with all the
applicable codes and regulations in order to ensure that the community's interests are maintained.
CONSIDERATIONS: The petitioner proposes to rezone 3.5f acres from a Commercial Intermediate (C-3) zoning
district to a Commercial Planned Unit Development (CPUD). The CPUD will allow the development of up to
32,500 square feet of boat sales, boat/engine services, and repairs, as well as the commercial uses of the (C-3)
zoning district. See Attachment A -Proposed PUD Ordinance.
The Master Plan, located on pages 3 and 4 of the Staff Report, depicts the area of proposed commercial
development, vehicular ingress/egress, preserve, and landscape buffers. The Master Plan also shows that 2.14±
acres will be commercial development. Another .36± acres will be preserve, and 1.0± acres will be open space.
The minimum 30% open space is not required as this site is less than five acres. However, 1.0 acres, or 28.6% of
open space, will be provided. To the north of the subject, is CPUD Woodside Lanes PUD, the site of a bowling
alley, and MAC RPUD, a residential PUD. To the east of the subject CPUD is C-3 zoning, the site of a gas station.
To the south of the subject, CPUD is Cedar Hommock Golf and Country Club PUD, a residential golf course
development. To the west of the subject CPUD is C-3 zoning, the site of a gas station.
The proposed CPUD boundary setbacks are 25 feet from Radio Lane, Davis Boulevard, and Radio Road. The
proposed CPUD boundary setback from the gas station to the east is 15 feet. The petitioner proposes a maximum
zoned and actual height of 35 feet.
There is a proposed 15-foot wide Type D Landscape Buffer (trees 30 feet on center and a hedge) along Davis
Boulevard and Radio Road. A 25-foot wide enhanced Type D Landscape Buffer (trees 30 feet on center, a hedge,
and an 8-foot high wall) is proposed along Radio Lane across from MAC RPUD.
FISCAL IMPACT: The PUD Rezone (PUDR) by and of itself will have no fiscal impact on Collier County. There
is no guarantee that the project, at build -out, will maximize its authorized level of development. However, if the PUD
Rezone is approved, a portion of the land could be developed, and the new development will result in an impact on
Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of
each new development on public facilities. These impact fees are used to fund projects identified in the Capital
Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS)
for public facilities. Other fees collected prior to the issuance of a building permit include building permit review
fees. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning
Commission to analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Comprehensive Planning staff has reviewed the
Packet Pg. 2107
17.D
03/26/2024
proposed CPUD and has found it consistent with the Future Land Use Element (FLUE) of the GMP subject to the
adoption of GMPA-PL20230002069, the Boat House Commercial Subdistrict GMPA.
CCPC RECOMMENDATION: The CCPC heard Petition PUDR-PL20230002068, the Boat House CPUD, on
February 15, 2024. The CCPC voted 5-0 to forward this petition to the Board with a recommendation of approval.
Subject to the adoption of the companion GMP amendment, GMPA-PL20230002069, the Boat House Commercial
Subdistrict GMPA.
One member of the public objected to the petition due to traffic congestion and large vehicles turning onto Radio
Lane. There have been no letters of objection received. Therefore, this petition has been placed on the Summary
Agenda.
LEGAL CONSIDERATIONS: This is a rezone from an Intermediate Commercial District (C-3) Zoning District to
a Commercial Planned Unit Development (CPUD) Zoning District for a project which will be known as the Boat
House CPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria
set forth below. The burden then shifts to the Board of County Commissioners, should it consider denying the
rezone, to determine that such denial would not be arbitrary, discriminatory, or unreasonable. This would be
accomplished by finding that the proposal does not meet one or more of the listed criteria below.
Criteria for CPUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for approval or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and
other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contracts, or other
instruments or for amendments in those proposed, particularly as they may relate to arrangements or
provisions to be made for the continuing operation and maintenance of such areas and facilities that are
not to be provided or maintained at public expense? Findings and recommendations of this type shall
be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed CPUD with the goals, objectives, and policies of the Growth
Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the
adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion.
8. Consider: Conformity with CPUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
9. Will the proposed change be consistent with the goals, objectives, policies, future land use map, and the
elements of the Growth Management Plan?
10. Will the proposed CPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested CPUD Rezone result in the possible creation of an isolated district unrelated to
adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed amendment
necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of traffic
deemed incompatible with surrounding land uses because of peak volumes or projected types of
Packet Pg. 2108
03/26/2024
vehicular traffic, including activity during construction phases of the development, or otherwise affect
public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent property in
accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot ("reasonably") be used in accordance with
existing zoning? (a "core" question...)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which would be
required to make the property usable for any of the range of potential uses under the proposed zoning
classification.
25. Consider: The impact of development resulting from the proposed CPUD rezone on the availability of
adequate public facilities and services consistent with the levels of service adopted in the Collier
County Growth Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended.
26. Are there other factors, standards, or criteria relating to the CPUD rezone request that the Board of
County Commissioners shall deem important in the protection of public health, safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written materials
supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from
interested persons, and the oral testimony presented at the BCC hearing as these items relate to these criteria.
Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the
applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial. This item
has been approved as to form and legality, and requires an affirmative vote of four for Board approval. (HFAC)
RECOMMENDATION: To approve the request for PUDR-PL20230002068, the Boat House CPUD, subject to
the adoption of the companion Growth Management Plan Amendment.
Prepared by: Nancy Gundlach, AICP, PLA, CSM, Planner III, Zoning Division
ATTACHMENT(S)
Staff Report- The Boat House 2-7-24A (PDF)
2. Attachment A -Proposed PUD Ordinance 020724(PDF)
3. Attachment B-GMP Consistency Review Memo (PDF)
4. Attachment C-NIM Documents (PDF)
5. [Linked] Attachment D-Application 1-5-24 (PDF)
6. legal ad - agenda IDs 28054 & 28074 (PDF)
Packet Pg. 2109
17.D
03/26/2024
COLLIER COUNTY
Board of County Commissioners
Item Number: 17.13
Doe ID: 28074
Item Summary: This item requires that Commission members provide ex-parte disclosure. Should a hearing be
held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance rezoning
property from the Commercial Intermediate District (C-3) Zoning District to a Commercial Planned Unit
Development (CPUD) Zoning District for the project to be known as The Boat House CPUD to allow the
development of up to 32,500 square feet of gross floor area of Commercial Intermediate (C-3) commercial uses or
20,000 square feet of gross floor area of boat sales and boat and engine services and repairs for the property located
south of Radio Lane, north of Davis Boulevard and east of Radio Road in Section 3, Township 50 South, Range 26
East, Collier County, Florida; consisting of 3.5+/-acres. [PL20230002068] (Companion item to 17C)
Meeting Date: 03/26/2024
Prepared by:
Title: Planner, Principal — Zoning
Name: Nancy Gundlach
02/20/2024 4:20 PM
Submitted by:
Title: Zoning Director — Zoning
Name: Mike Bosi
02/20/2024 4:20 PM
Approved By:
Review:
Zoning
Mike Bosi Division Director
Zoning
Ray Bellows Additional Reviewer
Building Plan Review & Inspections
Diane Lynch GMCDD Reviewer
Unknown
Jaime Cook GMCDD Reviewer
Growth Management Community Development Department Diane Lynch
Growth Management Community Development Department Diane Lynch
Growth Management Community Development Department James C French
County Attorney's Office
Office of Management and Budget
County Attorney's Office
Office of Management and Budget
County Manager's Office
Board of County Commissioners
Heidi Ashton-Cicko Level 2 Attorney of Record Review
Debra Windsor Level 3 OMB Gatekeeper Review
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Laura Zautcke OMB Reviewer
Amy Patterson Level 4 County Manager Review
Geoffrey Willig Meeting Pending
Completed 02/21/2024 4:15 PM
Completed 02/22/2024 8:45 AM
Skipped 02/26/2024 3:58 PM
Completed 03/07/2024 9:25 AM
Department review Completed
03/07/2024 10:09 AM
GMD Approver Completed
03/07/2024 10:10 AM
Growth Management Completed
03/12/2024 2:32 PM
Completed 03/12/2024 4:16 PM
Completed 03/13/2024 8:23 AM
Completed 03/13/2024 9:18 AM
Completed 03/14/2024 3:05 PM
Completed 03/15/2024 10:19 AM
03/26/2024 9:00 AM
Packet Pg. 2110
17.D.a
TO:
FROM:
HEARING DATE:
SUBJECT:
CorreY
County
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
ZONING DIVISION — ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT - PLANNING &
REGULATION
FEBRUARY 15, 2024
PUDZ-PL20230002068, THE BOAT HOUSE COMMERCIAL PLANNED
UNIT DEVELOPMENT (CPUD) (COMPANION TO GMPA-PL20230002069,
BOAT HOUSE COMMERCIAL SUBDISTRICT GROWTH MANAGEMENT
PLAN AMENDMENT (GMPA)
PROPERTY OWNER/APPLICANT AND AGENTS:
Property Owner:
JJF Stonington, LLC
c/o Fareri Associates, LP
One Greenwich Office Park South, 3rd Floor #350
Greenwich, CT 06831
Agents:
Jessica Harrelson, AICP
Peninsula Engineering
2600 Golden Gate Parkway
Naples, FL 34105
Property Bu, er/APplicant:
Kevin Code, Managing Member
Boat House of Naples Real Estate, LLC
1516 SE 46d' Street
Cape Coral, FL 33904
Richard D. Yovanovich, Esquire
Coleman, Yovanovich & Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
6
REQUESTED ACTION:
m
The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance
z
of the Board of County Commissioners of Collier County, Florida, amending Ordinance No. 2004-41,
~
as amended, the Collier County Land Development Code, which established the comprehensive zoning
0
regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning
atlas map or maps by changing the zoning classification of the herein described real property from a
Commercial Intermediate District (C-3) zoning district to a Commercial Planned Unit Development
c°
co
(CPUD) zoning district for the project to be known as the Boat House CPUD, to allow the development
of up to 32,500 square feet of gross floor area of Commercial Intermediate (C-3) commercial Uses or
4)
20,000 square feet of gross floor area for boat sales and engine services and repairs.
a
PUDZ-PL20230002068, The Boat House CPUD
February 7, 2024
Page 1 of 14
Packet Pg. 2111
17.D.a
Q
X
PROJECT
LOCATION
5
�aJ
{r
L
P
a a
� Y
Pa
t
C
71.
FQUIPME 4T PU❑
GROUP C uD
WOODSIDE
LANES
SITE
LOCATION
--- rc
R ETF
GALLMAN
OLDS
EALERSHI�
3 d�
C-4
Location Map
Petition Number: PL20230002068
LOCATION MAP
PUDZ-PL20230002068, The Boat House CPUD
Zon
3
U
d
QD
GA
S
@
O
Y
m
RADIO
LANE
N
t
r
�
G-3
Gum
o
N
O
O
O
CM
N
O
N
J
C
O
Taar.T c,�
d
a
CEDARHAMMOCK
09 C CLUB
O
N
0
0
N
Map
ing
N
N
N
N
7
0
2
Y
Rs
0
m
a�
F-
0
0_
m
0
Y
r
c
m
E
0
Y
Y
a
February 7, 2024
Page 2 of 14
Packet Pg. 2112
17.D.a
I I
20fJIH6: VfOODSIDE LAH ES PUD ZONW.; MAg RPUO
LAND USE: COMMERCIAL I LNI6USE: RE$IpEHNI 1
RADIO LANE
(RIGHT-OF-WAY VARIES)
SITE INGRE3S�EGRE33 a
ENPLOYEC�EMERGENCY 25'TYPPD (�
ACCESS ONLY LANDSCAPE BUFFER
'NI7H g SOLVWALL7111
N
7
O
PRESERVE MMC
ZONING C-3 W
LANO USE, COMMERCUL d
DEVELOPMENT P4TENTLALFVTURE 'd'TYPE
" ~
INTERCONNECT LANDSCAPE SLI FFER
AREA cc
Q
0
N
E7f13iIN0 SIDEWALK ENNDSCEDE1 B'TYPED 0
UUl❑SCOPUFFER
1REFER id ExIHI$rt M
fief \ FA,B OF THE PUP) N
\ EXISTING SIDEWALK I o
\ N
q�•�.4y.[p(] \ ENHANCED+S' TYPEDLANDSCAPE BUFFER
�RE
" 6EOF THE PUIN O
op �,
�`6tG a
c
2ONIN& C3 N
LAND USE; COMMERCIAL LON ING; GEONi HAMMOCK GOLF
AND COUIN RY OLURPUD
LAND USE: PRESERVE
0
E0
N
PROJECi� -m f CLIENT; RLv61GNSSEC 5 iL5'P;SC R[,'E;
Q
. IM8 HARRELS CV
PENINSULA _m..m.� o..1,r MAD SINE
ENGwEERiNr%, BOAT HOUSE EXHIBITC BOAT HOUSE OF Dw. UC99ERZ 1;
NAPLES REAL ° ~ ~°" + N
CPUD PUD MASTER PLAN ESTATE,LLG F+•µ^» FSHFL�'9D1 Y2C
� ������ P-0HF zl (n
.. ro E^g�ex�g C •+Ie9Y15 6 113 3
.•'a4 Lmtlwe eGAiLc2�0612P SIwNNurtEor D1 q 0. T
yr
m
MASTER PLAN m°
as
0
a
m
m
Ito
m
E
0
a
PUDZ-PL20230002068, The Boat House CPUD
February 7, 2024
Page 3 of 14
Packet Pg. 2113
17.D.a
PLANNING NOTES:
CURRENT ZONING: C-3
PROPOSED ZONING: BOAT HOUSE CPU
CURRENT LAND USE: UNDEVELOPED
FUTURE LAND USE: URBAN MIXED -USE DISTRICT- URBAN RESIDENTIAL SUBDISTRICT
MAXIMUM INTENSITY:
32,500 SF OF GROSS FLOOR AREA OF PERMITTED AND CONDITIONAL
USES OFTHE C-3, COMMERCIAL INTERMEDIATE, ZONING DISTRICT
OR
20,000 SF OF GROSS FLOOR AREA OF BOAT SALES, BOATIENGINE
SE RVIC ES AND REPAIRS
N9NSULAW
BOAT HOUSE I EXHIBITC
OPUD PUD MASTER PLAN
MASTER PLAN
PRESERVE CALCULATION:
PRESERVE REQUIRED
PROPOSED DEVELOPMENT
10% OF EXISTING NATIVE
3.50-ACRES OF EXISTING
VEGETATION
NATIVE VEGETATION
ON -SITE X 0-10 = 0.35 ACRES
PRESERVE PROVIDED
0.36 ACRES
NOTE: PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE
BUFFER REQUIREMENTS AFTER EXOTIC VEGETATION REMOVAL IN
ACCORDANCE WITH LDC SECTION 4.06.02 AND 4.06.05 E.1-
SUPPLEMENTAL PLANTING WITH NATIVE PLANT MATERIAL SHALL BE
IN ACCORDANGE MATH LDC SECTION 3.05.07.
LAND USE SUMMARY:
USE
ACRES
% OF SITE
DEVELOPABLEAREA
2.14
61.1
PRESERVE
0.36
10.3
OPEN SPACE
1.00
28.6"
TOTAL
&50
100.0
OPEN SPACE:
PER LDC SECTION 4,02.01,82., SITES LESS THEN FIVE ACRES ARE
NOT REQUIRED TO MEET OPEN SPACE REQUIREMENTS.
REN3KNi: 9E=.3 THP50 RiE.
IXsprcn b�: 1LSS✓:1. �NRRLL
BOAT HOUSE OF FEnV.
NAPLES REAL IX� �•
FbR°mc. w9i II LW�-0UI-T42°
ESTATE, LLC P-DHFL.
S�x110' X(
GEOGRAPHIC LOCATION:
The subject 3.5± acre property is located at the intersection of Radio Road and Davis Boulevard and
south of Radio Lane in Section 3, Township 50 South, Range 26 East, Collier County, Florida.
(See the Location Map on page 2 of this Staff Report.)
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner proposes to rezone 3.5± acres from a Commercial Intermediate (C-3) zoning district to a
Commercial Planned Unit Development (CPUD). The CPUD will allow the development of up to
20,000 square feet of boat sales, boat/engine services, and repairs, as well as 32,500 square feet of
commercial uses of the (C-3) zoning district. See Attachment A Proposed PUD Ordinance.
The Master Plan, located on the previous page of this Staff Report, depicts the area of proposed
commercial development, vehicular ingress/egress, preserve, and landscape buffers. The Master Plan
also shows that 2.14± acres will be commercial development. Another .36± acres will be preserve, and
PUDZ-PL20230002068, The Boat House CPUD
February 7, 2024
D
a
c�
Q)
N
7
0
r
0
m
Q)
t
00
co
O
N
O
O
O
M
N
O
N
J
IL
iL
d
am
a
.E
0
N
n
O
00
N
N
O
to
0
x
0
0
m
as
z
0
a
m
0
co
a
O
E
0
a
Page 4 of 14
Packet Pg. 2114
17.D.a
1.0± acres will be open space. A minimum of 30% open space is not required as this site is less than
five acres. However, 1.0 acres, or 28.6% of open space, will be provided. To the north of the subject,
CPUD is Woodside Lanes PUD, the site of a bowling alley, and MAC RPUD, a residential PUD. To
the east of the subject CPUD is C-3 zoning, the site of a gas station. To the south of the subject, CPUD
is Cedar Hommock Golf and Country Club PUD, a residential golf course development. To the west
of the subject CPUD is C-3 zoning, the site of a gas station.
The proposed CPUD boundary setbacks are 25 feet from Radio Lane, Davis Boulevard, and Radio
Road. The proposed CPUD boundary setback from the gas station to the east is 15 feet. The petitioner
proposes a maximum zoned and actual height of 35 feet.
There is a proposed 15-foot-wide Type D Landscape Buffer (trees 30 feet on center and a hedge) along
Davis Boulevard and Radio Road. A 25-foot-wide enhanced Type D Landscape Buffer (trees 30 feet
on center, a hedge, and an 8-foot-high wall) is proposed along Radio Lane across from MAC RPUD.
SURROUNDING LAND USE AND ZONING:
North: Radio Lane, a 2-lane local road, then developed single-family residential with a zoning
designation of MAC RPUD
East: Developed gas station with a zoning designation of C-3
South: Davis Boulevard, a six -lane divided minor arterial roadway, preserve and developed golf course
with a zoning designation of Cedar Hommock Golf and Country Club PUD
West: Radio Road, a four -lane divided minor arterial roadway, then developed gas station with a
zoning designation of C-3
PUDZ-PL20230002068, The Boat House CPUD February 7, 2024
c
Mi
0
a
m
M
CO
c
m
E
a
Page 5 of 14
Packet Pg. 2115
17.D.a
AERIAL PHOTO
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Comprehensive Planning staff has reviewed the proposed PUD Rezone and found it consistent with the
GMP's Future Land Use Element (FLUE) upon adoption of the companion GMP Amendment. For
further information, please see Attachment C-GMP Consistency Review Memo.
C
D
a
c.�
a�
0
x
T
0
0
m
a�
z
Transportation Element: In evaluating this project, staff reviewed the applicant's June 7, 2023,
4)
Traffic Impact Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the
Growth Management Plan (GMP) using the 2022 and 2023 Annual Update and Inventory Reports
0
(AUIRs).
Q-
m
Policy 5.1 of the Transportation Element of the GMP states:
co
"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
E
countywide density or intensity ofpermissible development, with consideration of their impact on the
overall County transportation system, and shall not approve any petition or application that would
a
directly access a deficient roadway segment as identified in the currentAUIR or if it impacts an adjacent
roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a
PUDZ-PL20230002068, The Boat House CPUD February 7, 2024
Page 6 of 14
Packet Pg. 2116
17.D.a
roadway segment or adjacent roadway segment that is currently operating and/or is projected to
operate below an adopted Level of Service (LOS) 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. "
Staff finding: According to the TIS provided with this petition the proposed development will generate
a projected total of +/- 134 PM peak hour, 2-way trips on the adjacent roadway segments of Radio Road
and Davis Boulevard. The trips generated by this development will occur on the following adjacent
roadway link:
Link/Roadway
Link
Current Peak
Projected
2022 AUIR
2023 AUIR
Hour Peak
P.M. Peak
LOS/
LOS/
Direction
Hour/Peak
Remaining
Remaining
Volume/Peak
Direction
Capacity
Capacity
Direction
Project Trips
1
71.0/Radio Road
Santa Barbara
1,800 West
40/West
B/
B/
Blvd to Davis
1,020
1,031
Blvd
70.0/Radio Road
Livingston
1,800/East
13/East
C/
D/
Road to Santa
632
222 (2)
Barbara Blvd
77.0/Santa
Radio Rd to
3,100/North
7/North
C/
C/
Barbara
Golden Gate
986
948
Boulevard
Pkwy
78.0/Santa
Radio Rd to
3,100/North
7/North
C/
C/
Barbara
Davis Blvd
1,285
1,154
Boulevard
16.2/Davis
Radio Rd to
3,300/West
27/West
B/
B/
Boulevard
Collier Blvd
1,724
1,835
16.1/Davis
Radio Rd to
3,300/East
13/East
B/
B/
Boulevard
Santa Barbara
2,302
2,285
Blvd
• (1) Source for P.M. Peak Hour/Peak Direction Project Traffic is from the petitioner's June 7, 2023, Traffic Impact
Statement.
• (2) Expected Deficiency due to Trip Bank not caused by this proposed development (see State Statute 169.3180). Staff
also notes that this is a new deficiency found in the current 2023 AUIR vs 2022 AUIR.
PUDZ-PL20230002068, The Boat House CPUD
February 7, 2024
6
Mi
0
a
d
0
U)
c
m
E
M
Q
Page 7 of 14
Packet Pg. 2117
17.D.a
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
c
proportionate share calculation.
■ The improvement necessary to correct this type of deficiency is the funding responsibility of
v
the maintaining entity.
N
■ Applicant must receive a credit for the anticipated road impact fees.
'o
■ The expected and existing deficiencies are not caused by this proposed development.
_
The following network improvements are included in the 5-year work program:
T
0
0
m
• I-75 and Collier Boulevard Interchange Improvements (extends south of Davis Blvd to north of
as
Golden Gate Canal.
ar
The interchange improvements are expected to have a positive impact on the road network.
Based on the TIS, the 2022 AUIR, the 2023 AUIR, and the provisions of State Statute 169.3180, the
subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the GMP. The
TIS indicates that the adjacent roadway network has sufficient capacity to accommodate this project
within the 5-year planning period.
Conservation and Coastal Management Element (COME): Environmental review staff has found
this project to be consistent with the Conservation & Coastal Management Element (COME). The
project site consists of 3.51 acres of native vegetation. A minimum of 0.35 acres (10%) of native
vegetation is required to be preserved; the proposed Master Plan shows a 0.36-acre preserve.
GMP Conclusion: The proposed PUD Rezone may be deemed consistent with the FLUE of the GMP
subject to the adoption of the companion GMPA.
STAFF ANALYSIS: r�
Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which
a recommendation must be based, specifically noted in Land Development Code (LDC) Section
10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the "PUD Findings"), _
and Section 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as M
"Rezone Findings"), which establish the legal basis to support the Collier County Planning 0 m
Commission's (CCPC) recommendation. The CCPC uses these same criteria as the basis for their
recommendation to the Board of Collier County Commissioners (BCC), who in turn use the criteria to
support their action on the rezoning request. An evaluation of these subsections is discussed below 0
under the heading "Rezone Findings and PUD Findings." In addition, staff offers the following
analysis:
M
CO
Environmental Review: Environmental Planning staff has reviewed the petition to address
environmental concerns. The required preserve is 0.35 acres (10% of 3.51 acres); the proposed Master E
Plan shows a 0.36-acre preserve. No listed animal species were observed on the property; however,
Northern needleleaf (Tillandsia balbisiana) and Stiff -leafed wild -pine (Tillandsia fasciculata), listed as 2
`Less Rare Plants,' have been observed on the property and will be protected in accordance with LDC a
WL'I9IIC1
PUDZ-PL20230002068, The Boat House CPUD February 7, 2024
Page 8 of 14
Packet Pg. 2118
17.D.a
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 recommends approval of the proposed
petition.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance with
the LDC and recommends approval.
Utility Review: The project lies within the regional potable water service area and the South County
Wastewater Reclamation Facility's wastewater service area of the Collier County Water -Sewer District
(CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent
rights -of -way. Sufficient water and wastewater treatment capacities are available.
Developer commitments are listed in "EXHIBIT F" of the PUD Document under the "Utilities" section.
Any improvements to the CCWSD's water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to
the CCWSD at no cost to the County at the time of utility acceptance.
Zoning and Land Development Review: FLUE Policy 5.4 requires new land uses to be compatible with
and complementary to the surrounding land uses. In reviewingthe appropriateness of the requested uses
and intensity on the subject site, the compatibility analysis included a review of the subject proposal
comparing it to surrounding or nearby properties as to allowed use intensities and densities,
development standards (building_ heights, setbacks, landscape buffers, etc.), building mass, building
location and orientation, architectural features, amount and type of open space and location. Staff
believes the proposed development will be compatible with and complementary to the surrounding land
uses. Staff offers the following analysis of this project:
The proposed 3.5± acre Boat House CPUD is surrounded on two sides by minor arterial roadways,
Davis Boulevard and Radio Road. The petitioner proposes an enhanced 15-foot-wide Type D right-of-
way landscape buffer along these roads in front of the boat display areas. The third roadway is a local
roadway, Radio Lane, which separates the Boat House CPUD from a single-family residential PUD
known as MAC PUD. The petitioner has proposed an eight -foot -high wall and landscaping to minimize
the impact of the Boat House on the residential development across the street. A preserve along 20%
of the property line also offers additional buffering and screening to the residences. The lands east of
the proposed Boat House CPUD are developed with an automobile service station. The land to the west
and across Radio Road is also developed with an automobile service station. To the south of the
proposed Boat House PUD is Davis Boulevard, then the preserve area at Cedar Hammock Golf and
Country Club PUD.
The maximum zoned height of 35 feet and the actual height of 42 feet are compatible with the
surrounding zoned heights of 35 and 40 feet at the MAC PUD and the zoned height of 50 feet at the
neighboring C-3 automobile service stations.
Commitments have been made to limit the repair and maintenance of boats to the inside of an enclosed
building and to limit the hours of operation to 8 am to 5 pm during the week and 9 am to 3 pm on
Saturdays. The outdoor storage and display areas will be limited to single -level boat racks/boat cradles.
There will not be any multi -level boat racks.
PUDZ-PL20230002068, The Boat House CPUD February 7, 2024
6
a
c.�
as
0
x
M
0
m
as
Mi
0
a
d
M
C0
c
m
E
a
Page 9 of 14
Packet Pg. 2119
17.D.a
REZONE FINDINGS:
Staff offers the following analysis:
1. Whether the proposed change will be consistent with the goals, objectives, policies, future land
use map, and the elements of the GMP.
The Comprehensive Planning staff has indicated that the proposed PUD Rezone is consistent with all
applicable elements of the FLUE of the GMP upon adoption of the companion GMPA.
2. The existing land use pattern.
As described in this report's "Surrounding Land Use and Zoning" portion and discussed in the zoning
review analysis, the neighborhood's existing land use pattern can be characterized as mostly developed
residential and commercial. The property located to the north and south is residential, and the property
to the east and west is commercial.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The subject parcel is of sufficient size that it will not result in an isolated district unrelated to adjacent
and nearby districts. It is also comparable with expected land uses by virtue of its consistency with the
FLUE of the GMP upon adoption of the companion GMPA.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on
the property proposed for change.
The district boundaries are logically drawn, as discussed in Items 2 and 3.
5. Whether changed or changing conditions make the passage of the proposed rezone necessary.
The proposed change is not necessary, but it is being requested in compliance with the LDC provisions
to seek such changes because the petitioner wishes to develop the property with commercial land uses.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
Staff is of the opinion that the proposed PUD Rezone, with the commitments made by the applicant,
can be deemed consistent with the County's land -use policies upon adoption that are reflected by the
Future Land Use Element (FLUE) of the GMP subject to the adoption of the companion GMPA.
Development in compliance with the proposed PUD Rezone should not adversely impact living
conditions in the area.
7. Whether the proposed change will create or excessively increase traffic congestion or create
types of traffic deemed incompatible with surrounding land uses because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the development,
or otherwise affect public safety.
The roadway infrastructure has adequate capacity to serve the proposed project at this time, i.e., the
GMP is consistent at the time of rezoning, pending the adoption of the companion GMPA. Operational
PUDZ-PL20230002068, The Boat House CPUD February 7, 2024
c
D
a
c.�
a�
0
x
T
0
0
m
as
Mi
a
Page 10 of 14
Packet Pg. 2120
17.D.a
impacts will be addressed at the time of the first development order (SDP or Plat). Additionally, the
project's development must comply with all other applicable concurrency management regulations
when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
a
The proposed PUD Rezone will not create a drainage problem. Furthermore, the project is subject to
the requirements of Collier County and the South Florida Water Management District. c
x
9. Whether the proposed change will seriously reduce light and air to adjacent areas. o
m
The proposed PUD Rezone will not reduce light and air to adjacent areas inside or outside the PUD.
00
10. Whether the proposed change would adversely affect property values in the adjacent area. c
This is a subjective determination based upon anticipated results, which may be internal or external to
the subject property. Property valuation is affected by a host of factors, including zoning; however,
zoning by itself may or may not affect values since value determination is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacentproperty in accordance with existing regulations.
The basic premise underlying all of the development standards in the LDC is that their sound
application, when combined with the SDP approval process, gives reasonable assurance that a change
in zoning will not result in deterrence to the improvement or development of the adjacent property.
Therefore, the proposed zoning change should not be a deterrent to the improvement of adjacent
properties. Additionally, the adjacent properties are already developed.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
The development will comply with the GMP upon adoption of the companion GMPA, which is a public
policy statement supporting zoning actions when they are consistent with the Comprehensive Plan. In
light of this fact, the proposed Rezone does not constitute a grant of special privilege. Consistency
with the FLUE is further determined to be a public welfare relationship because actions consistent with
plans are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance with c
existing zoning.
The subject property can be used in accordance with existing zoning; however, the proposed uses
CO
cannot be achieved without rezoning the property.
c
as
14. Whether the change suggested is out of scale with the neighborhood's or the county's needs. E
The proposed PUD Rezone is not out of scale with the needs of the neighborhood or County. a
PUDZ-PL20230002068, The Boat House CPUD
February 7, 2024
Page 11 of 14
Packet Pg. 2121
17.D.a
15. Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
There may be other sites in the County that could accommodate the uses proposed; however, this is not
the determining factor when evaluating the appropriateness of a zoning decision. The petition was
reviewed on its merit for compliance with the GMP and the LDC, and staff does not review other sites v
in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration which would be =
required to make the property usable for any of the range of potential uses under the proposed zoning o
classification. m
as
An development anticipated b the PUD Document would require site alteration, and this project will ~
Y p P Y q p J �
undergo extensive evaluation relative to all federal, state, and local development regulations during the c
SDP process and as part of the building permit process. ,Now
17. The impact of development on the availability of adequate public facilities and services is
consistent with the levels of service adopted in the Collier County GMP and as defined and
implemented through the Collier County Adequate Public Facilities Ordinance.
The project will have to meet all applicable criteria set forth in LDC Section 6.02.00 regarding Adequate
Public Facilities (APF), and the project will need to be consistent with all applicable goals and
objectives of the GMP regarding adequate public facilities, except as may be exempt by federal
regulations. This petition has been reviewed by County staff responsible for jurisdictional elements of
the GMP as part of the amendment process, and those staff persons have concluded that no Level of
Service will be adversely impacted by the commitments in the PUD document. The concurrency review
for APF is determined at the time of the SDP review. The activity proposed by this rezone will not
adversely impact the public utilities facility's adequacy.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem
important in protecting public health, safety, and welfare.
To be determined by the BCC during its advertised public hearing.
PUD FINDINGS: m
LDC Section 10.02.13.13.5 states that "In support of its recommendation, the CCPC shall make findings
as to the PUD Master Plan's compliance with the following criteria:"
i
0
0.
1. The suitability of the area for the type and pattern of developmentproposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other
utilities. 2
co
The area is suitable for the proposed commercial development. The site has access to Radio Road via
Radio Lane. The PUD will receive potable water and wastewater services from the CCWSD, and E
adequate water and wastewater treatment capacities are available for future development, as this petition
proposes. a
PUDZ-PL20230002068, The Boat House CPUD
February 7, 2024
Page 12 of 14
Packet Pg. 2122
17.D.a
2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or
other instruments, or for Rezones in those proposed, particularly as they may relate to arrangements
or provisions to be made for the continuing operation and maintenance of such areas and facilities
that are not to be provided or maintained at public expense.
Documents submitted with the application provided satisfactory evidence of unified control of the
property. Additionally, the development will be required to gain SDP approval. These processes will
ensure that the developer will provide appropriate stipulations for providing, continuing operation of,
and maintaining infrastructure.
3. Conformity of the proposed Planned Unit Development with the GMP's goals, objectives, and
policies.
County staff has reviewed this petition and offered an analysis of the GMP's relevant goals, objectives,
and policies within the GMP discussion of this staff report. Based on that analysis, staff found this
petition consistent with the overall GMP upon adoption of the companion GMPA.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The proposed landscaping and buffering standards are compatible with the adjacent uses.
S. The adequacy of usable open space areas inexistence and as proposed to serve the development.
The amount of open space set aside for this project meets the requirements of the LDC.
5. The timing or sequence of development for the purpose of assuring the adequacy of* available
improvements and facilities, both public and private.
Water and wastewater mains are located along Davis Boulevard and Radio Lane. There are adequate
water and wastewater treatment capacities to serve the project.
Any improvements to the CCWSD's water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to
the CCWSD at no cost to the County at the time of utility acceptance.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation
Element consistency review. Operational impacts will be addressed at the first development order (SDP
or Plat) when a new TIS will be required to demonstrate turning movements for all site access
points. Finally, the project's development must comply with all other applicable concurrency
management regulations when development approvals, including but not limited to any plats and or site
development plans, are sought.
6. The ability of the subject property and of surrounding areas to accommodate expansion.
To accommodate this project, the area has adequate supporting infrastructure, including readily
available County water and wastewater mains.
PUDZ-PL20230002068, The Boat House CPUD February 7, 2024
0
Mi
0
a
m
M
CO
c
as
E
a
Page 13 of 14
Packet Pg. 2123
17.D.a
7. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on a determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to the literal application of such regulations.
This criterion essentially requires an evaluation of the extent to which development standards and
deviations proposed for this PUD depart from development standards that would be required for the
v
most similar conventional zoning district. The petitioner is not seeking any deviations.
NEIGHBORHOOD INFORMATION MEETING (NIM):
x°
The applicant conducted a NIM meeting on Wednesday, September 27, 2023, at the Naples Regional
o
Library at 650 Central Avenue, Naples, FL 34102. One person was in attendance. For further
m
information, please see Attachment C-NIM Documents.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney's Office reviewed the Staff Report for this petition on January 12, 2024.
RECOMMENDATION:
Planning and Zoning Review staff recommends that the CCPC forward Petition PUDZ-
PL20230002068, the Boat House CPUD, to the BCC, with a recommendation of approval subject to
the adoption of the companion GMPA.
Attachments
Attachment A -Proposed PUD Ordinance
Attachment B-GMP Consistency Review Memo
Attachment C-NIMDocuments
Attachment D-Application
PUDZ-PL20230002068, The Boat House CPUD
Mi
0
a
m
M
co
c
m
E
0
a
February 7, 2024
Page 14 of 14
Packet Pg. 2124
17.D.b
ORDINANCE NO.2024-
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.
2004-41, AS AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY
AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS
BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN
DESCRIBED REAL PROPERTY FROM A COMMERCIAL
INTERMEDIATE (C-3) ZONING DISTRICT TO A COMMERCIAL
PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR
THE PROJECT TO BE KNOWN AS THE BOAT HOUSE CPUD, TO
ALLOW DEVELOPMENT OF 32,500 SQUARE FEET OF GROSS
FLOOR AREA OF COMMERCIAL INTERMEDIATE (C-3) USES OR
20,000 SQUARE FEET OF GROSS FLOOR AREA OF BOAT SALES
AND BOAT AND ENGINE SERVICES AND REPAIRS FOR THE
PROPERTY LOCATED SOUTH OF RADIO LANE, NORTH OF
DAVIS BOULEVARD AND EAST OF RADIO ROAD IN SECTION 3,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 3.5f
ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
[PL20230002068]
WHEREAS, Jessica Harrelson, AICP of Peninsula Engineering, and Richard D.
Yovanovich, Esq. of Coleman, Yovanovich & Koester, P.A. representing Boat House of Naples
Real Estate, LLC petitioned the Board of County Commissioners to change the zoning
classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 3,
Township 50 South, Range 26 East, Collier County, Florida, is changed from a Commercial
Intermediate (C-3) Zoning District to a Commercial Planned Unit Development (CPUD) Zoning
District for a 3.5+/- acre project to be known as The Boat House, CPUD in accordance with
Exhibits A through F attached hereto and incorporated herein by reference. The appropriate
[23-CPS-02352/1844004/1]89
The Boat House / PL20230002068
2/7/24 1 of 2
Packet Pg. 2125
17.D.b
zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier
County Land Development Code, is/are hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. becomes
effective.
PASSED AND DULY ADOPTED by super -majority vote of the Board of County
Commissioners of Collier County, Florida, this day of
ATTEST:
CRYSTAL K. KINZEL, CLERK
, Deputy Clerk
Approved as to form and legality:
Heidi Ashton-Cicko
Managing Assistant County Attorney
2024.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
Chris Hall, Chairman
Attachments: Exhibit A - List of Permitted Uses
Exhibit B - List of Development Standards
Exhibit C - Master Plan
Exhibit D - Legal Description
Exhibit E - List of Deviations
Exhibit F - List of Development Commitments
[23-CPS-02352/1844004/1]89
The Boat House / PL20230002068
2/7/24 2 of 2
Packet Pg. 2126
17.D.b
EXHIBIT A
LIST OF PERMITTED USES
Regulations for development of the Boat House CPUD shall be in accordance with the contents of this
document and all applicable sections of the Growth Management Plan (GMP), the Land Development
Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan
(SDP) or Plat.
MAXIMUM INTENSITY:
This CPUD shall be limited to a maximum of 32,500 square feet of gross floor area of permitted and
conditional uses of the C-3, Commercial Intermediate, zoning district or 20,000 square feet of gross floor
area of boat sales, boat/engine services and repairs. The uses are subject to a trip cap identified in Exhibit
F of this CPUD. No building or structure, or part thereof, shall be erected, altered, or used, or land used,
in whole or in part, for other than the following:
A. PRINCIPAL USES
1. Permitted uses of the Commercial Intermediate (C-3) District
2. Boat dealers, subject to Item 5.A of Exhibit F (SIC 5551).
3. Boat and engine service and repairs, subject to Item 5.A of Exhibit F (SIC 3732 and 7699, limited
to engine repairs only).
4. Any other principal use, which is comparable in nature with the foregoing list of permitted
principal uses, as determined by the Board of Zoning Appeals (BZA) of the Hearing Examiner (HEX),
as applicable, by the process outlined by the Land Development Code (LDC).
B. ACCESSORY USES
1. Customary accessory uses and structures that are incidental to the list of permitted principal uses.
2. Outdoor storage and display of new and used boats.
C. CONDITIONAL USES
1. Conditional uses of the Commercial Intermediate (C-3) District, subject to LDC Sections 4.02.02
and 10.08.00.
D. PRESERVE — PRINCIPAL USES
1. Preservation of native vegetation.
E. PRESERVE —ACCESSORY USES
1. Benches for seating.
2. Pervious and impervious pathways, subject to criteria identified in LDC Section 3.05.07 H.1.h.i.
3. Stormwater management structures and facilities, subject to criteria identified in LDC Section
3.05.07 H.1.h.ii.
F. PROHIBITED USES
1. Homeless shelters
2. Soup Kitchens
Boat House CPUD
PU DZ-P L20230002068
January 9, 2024
Packet Pg. 2127
17.D.b
EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
The standards for land uses within the development shall be as stated in these development standards
tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC
in effect as of the date of approval of the SDP or subdivision plat.
TABLE I
DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS
PRINCIPAL USES/CONDITIONAL USES
ACCESSORY USES
MINIMUM LOT AREA
15,000 SF
N/A
MINIMUM LOT WIDTH
150 FEET
N/A
MINIMUM SETBACKS (EXTERNAL)
FRONT YARD:
(FROM SOUTHERN PUD BOUNDARY)
25 FEET
15 FEET
FRONT YARD:
(FROM WESTERN PUD BOUNDARY)
25 FEET
SPS
FRONT YARD:
(FROM NORTHERN PUD BOUNDARY)
25 FEET
SPS
SIDE YARD:
(FROM EASTERN PUD BOUNDARY)
15 FEET
SPS
MINIMUM SETBACKS (INTERNAL)
PRESERVE
25 FEET
10 FEET
MAXIMUM BUILDING HEIGHT
ZONED
35 FEET
SPS
ACTUAL
42 FEET
SPS
MINIMUM DISTANCE BETWEEN
PRINCIPAL STRUCTURES
Yz the sum of the heights of the
buildings, but not less than 15 FEET
10 FEET
SPS — Same as Principal Structure
Notes:
1. Nothing in this CPUD Document shall be deemed to approve a deviation from LDC unless it is expressly
stated in the list of deviations.
2. Conditional Use #17, Mixed Residential and Commercial Development, shall be per LDC Section 2.03.03
C.1.c.17.
Boat House CPUD
PU DZ-P L20230002068
January 9, 2024
Packet Pg. 2128
17.D.b
EXHIBIT C
PUD MASTER PLAN
Boat House CPUD
P U DZ-P L20230002068
January 9, 2024
Packet Pg. 2129
— J
C
z
LL W
K O
m
—� LU
z U)
z 0
_N g
a
U)
Z O
a K
J w
w2
02
�0
U
O cp
(7 z
zg
z
0
N
w
w
0
W
w
c�
z
w
(x J
LU
LL a
LL
LW CO
U) LLaO
W ra`n
bOzo
lL N U) 2
w Q g3
J Q
O�
LL
< 0
CD
ry
.om=.L:3ltl�S �—
Y
a
z
(�
z
M W
Vi
m
w
z0
z
On
z
z
w
LL
5
aL=L)
LU CO
aW
�¢
00
�m
g
wW!^
aLLm� \
xw
7
m W
�a0Of H
Z N LUm
a�W� \
/w
PO �Go 0�
o e�
G
ll
w�
y `^6
(7
z
Cn
W
LL
0
(7 �
Y a W
0 m K
W
QULU
x�LL
a z w
7 j
woo
U V z
�Z
ZZ
z a
0
Q
w
M�
U�
z°
z
0 aj
0
z
g
_ . 17.D.b
�N>
O oo m _
_ U d
a O
U O
a N LL
W m
d
_m `m
N E Z
U y ro m Z
m A ii a` a
o N
_= 2
a O
z m
F-
00
N v - - m
T CD
N
> O
O
M
N
O
N
LL J
0J a
QU
LLI (� LLJ J O
OLLIa)
H
J Q a
F-
'^
VJ
0Zw
Co
N
w
U
O
Co
Z N
Q �
U o
H LU
Fn
_ (n c
X Q c
LU
M O
J � �
IL
a
0
Q (D z ow
Jz
7w
LU
Z z _E
—0 =s�zw
Zz �8a
W
III
Packet Pg. 2130 1
Z
O
Q
J
U
ry
LLI
W
n
z Z Q W W
Z
W
LL
OJ W W LO CD
w (D Cl? Cl?
> LLOLU >o 0
W 11
0 W > o
0 Of F o
Q X
O Z
LL d w
O Lq~
m U
0- z
0
W
Of Z Of
O z 0LU
w U)O LL
w wQ w
�
O w U)
LU o c7 w
Q- o >
U 0
wLLJ
LL
U O
o O wJ
S >
LLJ
c� Q0
O
U m ::)
W
z Co
W JQ J
Q
Q O Co
U W — Q
M of Z w
Q z o� W
Q J �
W oo Q
2 Q �
} W 0 z
LLiDzQ�
U > N CL o
Q U o W o
U 0> M
OO 0 'tQ0
L0xLI Z Z —
��O=U
U W H tZ W
0 LL W
mQU(o
U U Z J
W 0 Z H_>
U W - J
LL
>��JU
w
wOfQgof
LLOf0w0
iuLL0�C)
H LL U LL Q
OZ)U�
Z m Q U Z
C7 Z
Z Z
0 0
OW
W
U
�
Q
UWj
Z
J
L
G
H
H
Of o
�
U
W
X
Q
U m
L
J
z
O_
HF-
0 U
zo
O
U CD
o z
Z z
QO
0 N
W LLI
H F-
H
0
W W
LL2
LL w
o�
Qz
W J
Q U
w
Og
LLO
U U
O c?
O U
LL w
O=
F-
LLLL
Wo
Ln W
M Z)
LU
LL
O
Co
o
(O
o6
o
C)
U)
LU
-
M
O
Lq
U
Ci
o
-
CO
Q
Q
W
(if
Q
W
>
U
w
LU
m
w
LL
a
w
n-
CO
z
O
o
w
W
H
a
O
>
LU
0
Of
O
U
W
J
Q
U
Q
O
Co
LL
0
Q
W
Q
r'
O
OU
LLQ
U LL
U w
OW
(D 0
U z
OQ
LL U
Uw
U
o W
W
o U
W
Q
U
w
U
Q
W U
> H
LL LZLI
z2
LL1 LU
U Q
U W
w�
J
U W
W U
H Q
LL
N z
W
d
LU o 0
III
U O W
Q 0
z
00
(/ J U 0
W W
U
W 00
JW
CLo
O Z
�Z.
> 17.D.b
°
D "LL
(X o
x K ¢ X 2
Q 'O m
Q W o d
Q LL � U O
a �
� w
m
d
d
v a E Z p
U m Z d D
�0000LLd U
N
3
O
O
z Co
00
o N
w O
m z M
N
O
N
W J
O J a
W W J O
U J O
W
-j Q a
0ZW E
m O
N
w ..
U
ti
0
00
Z
Q N
U ti
0
N
w O
m � V
_ U N
X 5Q C
LU
0 Q
� p
Li p
a
LU
U)
D Q
O
2 �
Q U
O
Co
OE
O
W
Q
s as
o„
u
N
J
-
r
.7
V/z
Z
W �o
_- �M
w 02
Z z
W
_
�
"w
m
Packet Pg. 2131
V
0
17.D.b
EXHIBIT D
LEGAL DESCRIPTION
Parcel 1:
That part of the east half of the Northwest quarter of Section 3, Township 50 South, Range 26 East, lying
North of State Road 84 (formerly known as State Road S-856), also known as Davis Boulevard Extension, a
U
and South of State Road S-858,
More particularly described as:
0
_
r
0
0
Commencing at the North 1/4 corner of Section 3, Township 50 South, Range 26 East, Collier County,
m
m
Florida; thence along the North -South 1/4 line of said Section 3, South 00 degrees 54'52" West 50.00 feet;
thence along a line which is 50 feet South of and parallel to the North line of said Section 3, South 89
degrees 54'20" West 462.78 feet for a Place of Beginning; N
Thence continuing South 89 degrees 54'20" West, 858.64 feet; thence South 00 degrees 31'13" West,
589.82 feet to the Northwesterly right-of-way line of State Road S-856 (Davis Boulevard Extension);
thence along said right-of-way line,1010.08 feet along the arc of a circular curve concave to the Southeast,
radius of 2939.79 feet, delta of 19 degrees 41'10", chord bearing North 59 degrees 17'07" East, 1005.12
feet; thence North 00 degrees 05'40" West, 77.83 feet to the Place of Beginning.
LESS
Commencing at the North 1/4 corner of Section 3, Township 50 South, Range 26 East, Collier County,
Florida; thence along the North -South 1/4 line of said Section 3, South 00 degrees 54'52" West, 50.00 feet;
thence along a line which is 50 feet South of and parallel to the North line of said Section 3, South 89
degrees 54'20" West, 462.78 feet for a Place of Beginning;
Thence continuing South 89 degrees 54'20" West, 305.65 feet; thence South 00 degrees 05'40" East,
214.17 feet
to the Northwesterly right-of-way line of State Road S-856 (Davis Boulevard Extension); thence along said
right-of-
way line, 334.86 feet along the arc of a circular curve concave to the Southeast, radius of 2939.79 feet,
delta of
06 degrees 31'35", chord bearing North 65 degrees 51'55" East, 334.68 feet; thence North 00 degrees
05'40" West, 77.83 feet to the Place of Beginning.
Bearings are based on the North line of the Northwest 1/4 of said Section 3 as being South 89 degrees
54'20"
West.
LESS AND EXCEPT the lands described in that Stipulated Final Judgment dated May 17, 2001, recorded on
May 23, 2001, in Official Records Book 2829, Page 2422, of the Public Records of Collier County, Florida.
ALSO LESS AND EXCEPT all the lands lying Northeasterly of the lands described in that Stipulated Final
Judgment dated May 17, 2001, recorded on May 23, 2001, in Official Records Book 2829, Page 2422, of
the Public Records of Collier County, Florida.
And
Boat House CPUD
PU DZ-P L20230002068
January 9, 2024
Packet Pg. 2132
17.D.b
Parcel 2:
Being a portion of the NW 1/4 of the NW 1/4 of Section 3, Township 50 South, Range 26 East, Collier
County, Florida; and being more particularly described as follows:
Commence at the Northwest corner of said Section 3; run thence North 89 degrees 54'20" East, along the o
Northerly line of said Section 3, for 821.76 feet; thence South 00 degrees 31'13" West, 50.00 feet to the
a
Point of Beginning, also being in the Southerly right-of-way line of State Route 5-858; thence North 89 v
degrees 54'20" East, along said Southerly right-of-way, line 500.00 feet; thence South 00 degrees 31'13"
West, 589.82 feet to the Northerly right-of-way line of State Route 5-856; said Northerly right-of-way line G
x
being a curve to the Southwest, having a radius of 2939.79 feet, and whose chord bears South 42 degrees
06'38" West, for 753.20 feet; thence along the arc of said curve 755.27 feet; thence North 00 degrees o°p
31'13" East, 1147.78 feet to the Point of Beginning;
H
LESS AND EXCEPT the lands described in that Warranty Deed, dated June 14, 1999, recorded on June 16, c
1999, in Official Records Book 2559, Page 1817, of the Public Records of Collier County, Florida; o
AND ALSO LESS AND EXCEPT all the lands lying Southwesterly of the lands described in that Warranty
Deed, dated June 14, 1999, recorded on June 16, 1999, in Official Records Book 2559, Page 1817, of the
Public Records of Collier County, Florida.
A total of 3.50± acres.
Boat House CPUD
PU DZ-P L20230002068
January 9, 2024
Packet Pg. 2133
17.D.b
EXHIBIT E
LIST OF DEVIATIONS
There are no deviations.
a
U
m
O
2
r
O
00
m
t
H
Boat House CPUD
P U DZ-P L20230002068
January 9, 2024
Packet Pg. 2134
17.D.b
EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
The purposed of this Section is to set forth the development commitments for the development of this
project.
1. GENERAL
A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-
out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments
until close-out of the PUD. At the time of this PUD approval, the Managing Entity is the Boat House
of Naples Real Estate, LLC. Should the Managing Entity desire to transfer the monitoring and
commitments to a successor entity, then it must provide a copy of a legally binding document that
needs to be approved for legal sufficiency by the County Attorney. After such approval, the
Managing Entity will be released of their/its obligations upon written approval of the transfer by
County staff, and the successor entity shall become the Managing Entity. As Owner and
Developer sell off tracts, the Managing Entity shall provide written notice to County that
includes an acknowledgement of the commitments required by the PUD by the new owner and
the new owner's agreement to comply with the Commitments through the Managing Entity, but
the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is
closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment
of PUD commitments.
Issuance of a development permit by a county does not in any way create any rights on the part
of the applicant to obtain a permit from a state or federal agency and does not create any liability
on the part of the county for issuance of the permit if the applicant fails to obtain requisite
approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that
result in a violation of state or federal law." (Section 125.022, FS)
C. All other applicable state or federal permits must be obtained before commencement of the
development.
D. Site lighting shall be Dark Skies compliant to protect neighboring residential properties from direct
glare and light pollution. Fixtures shall not exceed a 25-foot mounting height.
2. TRANSPORTATION
A. The maximum total daily trip generation for the PUD shall not exceed 134 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.
3. ENVIRONMENTAL
A. The preservation requirement shall be 10% of the existing native vegetation on -site.
3.5-acres of existing native vegetation x 10% = 0.35-acre preserve required
Boat House CPUD
PU DZ-P L20230002068
January 9, 2024
Packet Pg. 2135
17.D.b
B. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation
removal in accordance with LDC Section 4.06.02 and 4.06.05 E.1. Supplemental plantings with
native plant material shall be in accordance with LDC Section 3.05.07.
4. LANDSCAPING
o
a
A. A 25' Type `D' landscape buffer shall be provided along the northern PUD boundary and shall
v
include a solid wall 8 feet in height, required tree plantings, and a single code minimum hedge
3
row planted on the outside of the wall.
G
x
B. Along the length of boat display areas adjacent to Radio Road and Davis Boulevard, the 15' Type
r
m
'D' landscape buffer shall include the code minimum required hedge row, code minimum required
tree plantings, ornamental grasses (such as but not limited to Cordgrass or Muhly Grass) planted
at 3-gallons in size and 36" on center, and ground covers (such as but not limited to Golden
c
Creeper or Mimosa) planted at 1-gallon in size and 24" on center fronting the hedge row. c
5. BOAT SALES AND REPAIRS
A. Hours of operation for boat sales, boat/engine service and repairs shall be limited to 8:OOam —
S:00pm, Monday through Friday and 9:OOam-3:OOpm on Saturdays.
B. The repair and maintenance of all boats will occur within an enclosed building.
C. Outdoor storage and display areas may contain single -level boat racks/ boat cradles. There shall
be no outdoor multi -level boat racks.
6. UTILITIES
A. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP)
approval, as the case may be, offsite improvements and/or upgrades to the wastewater
collection/transmission system may be required to adequately handle the total estimated peak
hour flow from the project. Whether or not such improvements are necessary, and if so, the
exact nature of such improvements and/or upgrades shall be determined by the County during
PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted
and installed at the developer's expense and may be required to be in place prior to issuance of
a certificate of occupancy for any portion or phase of the development that triggers the need for
such improvements and/or upgrades.
At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP)
approval, as the case may be, offsite improvements and/or upgrades to the water
distribution/transmission system may be required to adequately handle the total estimated peak
hour flow to the project. Whether or not such improvements are necessary, and if so, the exact
nature of such improvements and/or upgrades shall be determined by the County during PPL or
SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and
installed at the developer's expense and may be required to be in place prior to issuance of a
certificate of occupancy for any portion or phase of the development that triggers the need for
such improvements and/or upgrades.
Boat House CPUD
PU DZ-P L20230002068
January 9, 2024
Packet Pg. 2136
17.D.c
softer �ovtyx -t
y
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT
To:
From:
Date:
ZONING DIVISION
CONSISTENCY REVIEW MEMORANDUM
Nancy Gundlach, RLA, AICP, Planner III, Zoning Services Section
Kathy Eastley, AICP, Planner III, Comprehensive Planning Section
December 18, 2023
Subject: Future Land Use Element Consistency Review
PETITION NUMBER: PUDZ-PL20230002068
PETITION NAME: The Boat House PUD Rezone
REQUEST: Rezone the subject property (+3.5 acres) from Commercial Intermediate (C-3) to a
Commercial Planned Unit Development (CPUD) to allow up to 32,500 square feet of Commercial
Intermediate permitted principal and conditional uses or up to 20,000 square feet of use for Boat
Dealers (SIC 5551), Boat and Engine Service and Repairs (SIC 3732 and 7699 limited to engine repair
only).
LOCATION: The subject site is located on the north side of Davis Boulevard, on the east side of the
junction with Radio Road and Radio Lane in Section 3, Township 50 South, Range 26 East, Collier
County, Florida.
COMPREHENSIVE PLANNING COMMENTS: The existing Future Land Use Element (FLUE),
Future Land Use Map (FLUM) and Map Series of the Collier County Growth Management Plan (GMP)
designate the subject property as Urban, Mixed Use District, Urban Residential Subdistrict.
Policies 5.11 and 5.12 of the FLUE provide for pre-existing zoning to be deemed `Consistent By
Policy' with the GMP FLUE and FLUM designation, based upon implementation of the Zoning
Reevaluation Ordinance No. 90-23. The FLUM Map Series contains maps that identify the Consistent
By Policy parcels and the subject parcel is included.
The GMP designation of Urban Residential Subdistrict does not allow commercial uses; however, as a
Consistent By Policy parcel, the property is allowed to develop with uses permitted by the Commercial
Intermediate (C-3) zoning district. The CPUD proposes to retain the C-3 uses and proposes additional
uses including Boat Dealer and Boat and Engine Service and Repair. These additional uses are not
permitted in the C-3 zoning district but are permitted by conditional use in the General Commercial
District (C-4) and as permitted uses in the Heavy Commercial District (C-5). The Consistent by Policy
status does not include C-4 and C-5 uses therefore a Growth Management Plan Amendment (GMPA)
is required to allow for the additional proposed uses in the CPUD.
A companion GMPA petition has been submitted to create a site -specific subdistrict in the Urban
Commercial District, to be known as the Boat House Commercial Subdistrict. This subdistrict would
Packet Pg. 2137
17.D.c
The Boat House
Consistency Review Memo 12/18/2023
allow for up to 32,500 square feet of C-3 permitted and conditional uses or, in the alternative, to allow
for up to 20,000 square feet of Boat Dealer and Boat and Engine Service and Repair.
In reviewing for compliance with Policy 5.6 and Policies 7.1 - 7.4 (shown below) of the Future Land
Use Element (FLUE) staff provides the following analysis in [bracketed bold text.]
Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land
uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective
October 18, 2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning
staff as part of their review of the petition in its entirety. However, staff would note that in
reviewing the appropriateness of the requested uses/intensities on the subject site, the
compatibility analysis might include a review of both the subject proposal and surrounding or
nearby properties as to allowed use intensities and densities, development standards (building
heights, setbacks, landscape buffers, etc.), building mass, building location, traffic
generation/attraction, etc.]
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. [The subject proposes two access
points on Radio Lane, a local road. One of the access points would be limited to emergency and
employee ingress and egress, leaving the remaining access point for the public. Access onto Davis
Boulevard, a six -lane minor arterial roadway is not requested due to the existing intersection
improvements which include an 885-foot continuous right -turn lane on westbound Davis
Boulevard to access Radio Road. The property does not have direct access to Radio Road, a
minor arterial roadway, therefore the petition proposes two access points on the local road as
shown on the CPUD Master Plan].
Policy 7.2:
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals. [Two access
points are proposed on Radio Lane, a local road. Should the property be subdivided into more
than two parcels, and given the limitation to two access points on external roads, internal access
would have to be provided.]
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.
[A potential future interconnect is shown on the CPUD Master Plan with the adjacent property
to the east, currently developed with a Circle K Gas Station. The remaining sides of the property
front road right-of-way.]
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. [This policy
primarily pertains to residential development so is largely not applicable. However, staff notes
the proposed commercial development is adjacent to existing sidewalks and the C-3 district
permits civic uses.]
CONCLUSION: The rezoning petition is not consistent with the GMP. A companion Small Scale
GMPA petition (PL20230002069) proposes to create a new Subdistrict within the Urban Commercial
2
Packet Pg. 2138
17.D.c
The Boat House
Consistency Review Memo 12/18/2023
District of the FLUE to allow the proposed additional uses. If the GMPA is approved and becomes
effective, the proposed CPUD may be deemed consistent with the GMP.
PETITION ON CITYVIEW
Packet Pg. 2139
17.D.d
PENINSULA��
ENGINEERING
Memorandum
Date: October 2, 2023
To: Kathy Eastely, AICP - Collier County Comprehensive Review
Nancy Gunlach, AICP, PLA, CSM - Collier County Zoning Division
From: Jessica Harrelson, AICP
RE: Boat House PUDZ-PL20230002068 / GMPA-PL20230002069
NIM Summary
A NIM was held on Wednesday, September 27, 2023, at the Naples Regional Library, located at 650 Central Ave,
Naples, FL 34102 and began at 5:30pm.
One (1) individual from the public, a resident of Hadley Place, attended the meeting. The below individuals
associated with the petition were also present:
1. Jessica Harrelson, AICP — Peninsula Engineering
2. Josh Fruth — Peninsula Engineering
3. Richard Yovanovich, Esq. — Coleman, Koester and Yovanovich
4. David Dratnol —Trebilcock Consulting Solutions
5. Kathy Eastley, AICP — Collier County Comprehensive Review
6. Nancy Gundlach, AICP, PLA, CSM - Collier County Zoning Division
Jessica Harrelson made a presentation, using PowerPoint to review the details of the request as outlined below:
• Slides 1-2: Project Team Introductions
• Slide 3:
PUDZ/GMPA application and request details
• Slide 4:
Property location & property size
• Slide 5:
Existing zoning, existing permitted land uses & abutting land uses
• Slide 6:
PUD Master Plan details, access locations
• Slide 7:
Proposed development standards
• Slide 8:
Proposed developer commitments related to boat sales/service
• Slide 9:
Review of preliminary land plan
• Slides 10-12:
Line -of -sight exhibits
• Slide 13:
Next steps
• Slide 14:
Conclusion/contact information
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Packet Pg. 2140
17.D.d
PENINSULA�i
ENGINEERING
The following questions were asked:
1. Will the entrance be on Radio Road? o
a
U
Jessica Harrelson responded that entrances would be on Radio Lane and used the preliminary land plan y
to review access locations. 3
0
x
2. Will there be ample parking within the site? 0
m
a�
Jessica Harrelson responded that there would be ample parking within the site.
3. Will this be the same as the one on Enterprise, using forklifts, appearing junky, noise?
Jessica responded that there will be equipment on -site but the 8'solid wall, along with the 25' buffer and
Radio Lane ROW width would mitigate for those impacts.
Josh Fruth responded that she was referring to Naples Boat Mart, and the biggest difference is that there
really isn't a buffer provided on the Naples Boat Mart site. He further explained that the building faces
so operations ("noise") would project towards Davis Blvd.
4. The attendee expressed that Radio Lane 'gets tight' with being turning onto the ROW and traveling to
the bowling alley.
Jessica Harrelson responded that a full analysis would be done at time of Site Development Plan
permitting to confirm of any needed roadway improvements.
5. What will be the signage?
Jessica Harrelson responded that the development was in the early planning stages and signage had not
yet been confirmed.
The meeting concluded at 5:42pm.
End Memo.
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Packet Pg. 2141
17.D.d
NapjtS 4])a*tlj NtWS
PART OFTHE USA TODAY NETWORK
Published Daily
Naples, FL 34110
PENINSULA ENGINEERING
2600 GOLDEN GATE PKWY
NAPLES, FL 34105
ATTN
Affidavit of Publication
STATE OF WISCONSIN
COUNTY OF BROWN
Before the undersigned authority personally appeared,
who on oath says that he or she is the Legal Coordinator
of the Naples Daily News, published in Collier County,
Florida; that the attached copy of advertisement, being a
PUBLIC NOTICE, was published on the publicly
accessible website of Collier and Lee Counties, Florida,
or in a newspaper by print in the issues of, on:
Issue(s) dated: 9/3/2023
Affiant further says that the website or newspaper
complies with all legal requirements for publication in
chapter 50, Florida Statutes.
Subscribed and sworn to before me, by the legal clerk,
who is personally Known to me, on September 3rd, 2023:
� 1
Notary, State of WI, County of Brown
My commission expires: �' _
KATHLEEN ALLEN
Notary Public
State of Wisconsin
Publication Cost: $604.80
Ad No: GC11101330
Customer No: 585101
Po #: Public Notice - DISPLAY AD 3X6
# of Affidavits: 1
This is not an invoice
Packet Pg. 2142
17.D.d
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PUDZ-PL20230002068 — Boat House Commercial Planned Unit Development (CPUD)
GMPA-PL20230002069 — Boat House Commercial Subdistrict
A neighborhood information meeting is scheduled for Wednesday, September 27, 2023, beginning at 5:30pm at the Naples
Regional Library (650 Central Avenue, Naples, FL 34102). The purpose of the meeting is to inform those interested in the details
of the project.
The following formal applications have been submitted to Collier County Growth Management:
Planned Unit Development Rezone: seeking to rezone the property from the Commercial Intermediate (C-3) zoning district to the
Boat House Commercial Planned Unit Development (CPUD) to allow a maximum of 32,500 SF of gross floor area of permitted and
conditional uses allowed by the C-3 zoning district or up to 20,000 SF of gross floor area of boat sales and boat/engine service
and repairs.
Growth Management Plan Amendment: seeking a site -specific map and text amendment to the Future Land Use Element of the
Collier County Growth Management Plan, to amend the existing GMP designation from the Urban Mixed -Use District, Residential
Subdistrict, to establish anew Subdistrict within the Urban Commercial District. The proposed Boat House Commercial Subdistrict
will allow a maximum of 32,500 SF of permitted and conditional uses allowed by the C-3 zoning district or up to 20,000 SF of gross
floor area of boat sales and boat/engine service and repairs.
The subject site is comprised of two (2) parcels, collectively 3.5-acres in size, and located north of Davis Boulevard and south of
Radio Lane in Naples, Florida in Section 3, Township 50 South and Range 26 East
If you have questions or would like to register to participate in the meeting remotely, please contact the individual below.
Jessica Harrelson, AICP
Peninsula Engineering
Phone: 239.403.6751
Email: iarrelson@pen-eng.com
Please note, remote participation is provided as a courtesy. The applicant and Peninsula Engineering are not responsible for any
technical issues.
Project information can be found on our website: www.i)en-enci.com/planning-projects or by using the OR code below:
�06
.®
�fl0.
• L
i S
SUBJECT PROPERTYf g
3 a,
a
e
i
t N
�4
ND-GG11101330-01
Packet Pg. 2143
NAPLESNEWS.COM I SUNDAY, SEPTEMBER 3, 2023 1 110
17.D.d
Y;9P*1
SVour Source
'forfor th�
STATE OF TENNESSEE, DEPARTMENT OF CHI LDREN'S SERVICES
V. ROBERT TREVINO
The Stale of Terre— Depart. — of Child,en's Servicesghas
,,,led. ,lee1the parental 1R h 9ts IfuRote u Tra a 0to the child, Eli
Maynard b. 06.25.2010. rt
A lriel in this use is at for November 8. 2023 at 9:00 am before
the Honorable lace Cochran, Judge for the Rhea County J.—
Court. Robert TrNlno urt appear before this Coun OR
that data to determine whether his parental rights to the child
should be terminated and forever endeJ. The Coun is located at
7800 Rhea County Hsvy, Dayton, TN 37321.
If Robert Trevino does not came to the Mal, the Slate will ask
the Court to allow h to proceed without to. -I. That re
ens
hat the State w11, ask the Court io letR present oo 000f i witRoberthout
he having ny lawyer appear and delend trg t has
Tevino In Court.
Any ,he
of this Court. final dspoti0on of the complaint r
relitlon far [erminatiml f parental ghts will be governed ny
lr
th
the provisions a/ Rule BA�TPAP, whhh Imposes special Ume Om-
Itatlens for the flung of the Uanunpt r s ate ent of
I, abe
the tiling 1of briefs in the appellate ovn, as well as till er syec al
provisions for expedng the appeal.
You may obl.ln a copy o/ the Petition d y subsequently
flied legal documents 0r hearing dates in the Rhea Count1yy luve-
nHe Coun Clerk's Offee at the address shown above. Tllis WNI
titute ppropriate s k. on Robert Trevino for all futur.
/illn9 1, thl, use.
Pub Date; August 11, 20, 11, September 3, 1G231711742
PUBLIC NOTICE
The 01,I&I School Board o/ ColRer County, H.Ad., will held a
Regular School Board MeeflnR o Mandey, September 11, 1013,
at 4:30 p. m. at the Dr. Martin Luther King Jr. Administrallve
Center, S77S Oueola Trail, Naples, Florida, 34109. The purpose
of,
mee0n99 will be to d'Ouss any matters legally brought be-
�orcthe Boartl.
The agenda for the School Board Meeting will be available
the webslte (www.col6eruhoGlscorn) Gn Monday, September 4,
2023.
IF A PERSON DECIDES TO APPEAL ANY DECISION MADE BY THE
SCHOOL BOARD WITH RESPECT TO ANY MATTER CONSIDERED,
HE HE WILL NEED A RECORD OF THE PROCEEDINGS AND,
THEREFORE, MAY NEED TO ENSURE THAT A VERBATIM RECORD
OF THE PROCEEDINGS 15 MADE. THE RECORD MUST INCLUDE
THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS
TO BE BASED.
Sept 3, 2023 45813093
NOTICE OF PUBLIC SALE:
BAKERS TOWING gglues notice
thatCu 09115R023 at 0B00
AM he following ehides(sl
m y be sold by public sale at
2318 1 AND C BLVD
NAPLES,FL. 34109 to satisfy
the Ilen for the amount owed
Cu each vehide for any recow
tees cha lges andtadmnlslra-
Ive fees allowed pursuant to
Fl.dda statute 713.78.
1HISC5]046M209]54 ....
HOND
Sept. 3, 2023 45.15'..
SELL
CAR
I FIND
A HOME
GET
A JOB
ADOPT
A PET
BUY
A BOAT
Check out the
classified ads
everyday.
NOTICE of NEIGHBORHOOD INFORIATION MEETING
PETRIIX.S GW pnPWaa �c5� �i' wr �mwal Nanme u,vlDn,l-0manl lCftlD1
mr. al SubA.mcl
krwl ulwn Im rN It
uM4MM Iw Wenvvaay, Srynmew r,, Pao. Waknlro a: a aopm ,: Inv Nags
c'ieP:de:a 11.-9. Avenue. Na RRR. FL N 0p The PVPoseol 11:. m N n so l.4wmlros.In.wea Mln nw huEs
Tgna tmwme Iwmd aPPkCnlwe Ivw aw, wamnw IP coal« cePmr Bm.an Mw,o«n.m
.aP H tlalHvn C;m enigePUD1�oN ;mar mumo�°az`1LSaoln� etl1,I.1Cal aaYlWPa�`rmlln'a0 lul"'E
:mammis�amlw wlha ,time °Iml vP=P,mBy at a,-axy...,a.weo::"�,I.f .ra'mc°.°va,wlm.an,�
na,e°wr.
c°wcal,:ornvwvc n``°c'k�P a.+aal"wn•"ml.nl u�e:aFii:riu�.. D>uK�R.de°:n'IW
swe.,kl .c v,eei, n,..m °u eomm.wwn..r. Tt. c,m-,eeeal Hal..cammw<dsv.
M ae°w a'mvknun Ixd 6�ea�Ol��a M`rac� °vas albwae byIt. 0.a,aNry 6suMaup l°POBpaF c1
ew
nar.+..ra.nlwlr a.s..a.anatr„r,ela,aa,bnn°I D,w Bw..,.: a:n..rmm
m:arwawv wsavhana wneam Eul
Ilyw M1aw q,rn w w xa .av rantxl IM r,MNtlud blow
arxar: �ar.P
mat dmGad.eom
Ienn.l .;�Yti
IC
"To you, it's the perfect lift chair.
To me, it's the best sleep chair
I've ever had."
— J. (-' t2ge,Eld, VA
I ill ill J'°u
SOLD
fdP_daa'•. wn.,wn i t„w.g
You can't always Re down in bed and
sleep. Heartburn, cardiac problems,
hip or back aches - and dozens of
other aiIR, and worries. Those arc
the nights you'd give anything I., a
omfonable Chair to sleep Ina one that
,a._ to aactly the right degree,
r es your 1e . and legs just whore
you ant them, supports your head
and shoulders properly, and operates
s12111f.I41JEi14.ta3.tlYtton
Our Pe: t Sleep Chr'R) does all that
and m e. More than a chair or recliner,
IT', de.lgned to provide total comfort
Choose your preferred heat and
sage settings, for hours of soothing
relaaation. Reading o watching TV?
our d,airi lecim. technology allows
you to pau a the chair I. n lnflnite
umber of settings. And best of all, Et
feature, ,powerful lift mechanism that
tills the anti,. chair forward, making
t easy to stand. You'll love the .,her
alirefits, too. It helps with Correct spinal
gnment and promotaa back pressure
rellef, to prevent back and muscle pain.
'The oversluffad. nv... iz.d 61—Tt style
I: k and unique seat design wdl cradle
you in Comfort. Generously filled,
wide ar rests provide enhanced m a
wpport when itting o e r mg.r it
en has a battery backupriu case of a
power outage.
White glove delivery included lu
shipping eharoe. Professionals wlli
deliver the Chair to the enact spot to
your home whore you want it, u,pz ck
t, inspect it, test it, position it, nd
carrythe packaging away) You get
your Choi— of L....1 us and Lasting
Mir,lux, Genuine Italan Leather, stain
and liquid npallent Duralux with. the
Classic leather lock, or plush Mi—Lvx
—fiber, all har,duafted in a variety
of colon to fit any decor. Call now!
journey
perfect
sleepchair
888-717-9419
Pi vase m ,uU rod.1166P7 when o,de•Ing
Genuine Italian■ t1®�ihaluxw •�'�.■■
Leather
daF,: beauty a a:rt.
Long Lasting DuraLuxns Mi,-Lux'M MI —fiber
ama l,q.,d reoellmI b..'a. baamar:rlgly wfi
Hurtu Cho<d,le Mve
.,,xhnnrl d«r.l •�ra..,aa°<ty .�neYt^P Ma rarer Pet °w-• I� journey
d.a
�;II,Pa.n.lr.,�.a>:aG2a
9 J`I•vrwY lwdlF`ani l:reny4
SELL IT BUY IT FIND IT
yn. cars, tickets,
antiques, motorcycle,
f computers, boats,
sports equipment,
.- instruments, jewelry,
furniture, joFs, your
next pet, collectibles,
sports tickets, garage
sales, new homes and
so much more
Check out the classified ads everyday.
Business & Service Directory
to advertise, email: se,.i,ecir torypnapleanews oG,
Electrician -Retired -Vet Am Sheen Repair6MON, LLC, Complete Body Massage Inc.
LI Cn d a Insu ed. Fair Rates. Lic. (BSU63t`1 ], _ sasl Castello Dr Suite 23D
Caring Angels SeniorDuou N Soa�ae65E1r,.,1rui_iR 'MM8796;Gina239465-3309
of SWFL Call or Teat 2-961-5691 o.,.WrrodO 9,u
WE PROVIDE QUALITY Ldl Tod299 a¢b�Cgnlmate Retired
CARE FOR YOU OR YOUR/���/\J f„ Veteran r A--
CLOVEDOA ��!V "`�I'• CAMERON PROPERTY WE, LLC
ALL TOOAV �h"k ft / utl Painting Centnnor
FOR FREE CONSULTATION Floor Covering LLii1E�aGGtifE �{ YfR Lanais, Pool Decks, Aim& it Out' INTERIOR/EXTERIOR
HARMONIOUS home repair Homes, Drlvewa 5 Cell leek 239-22]-8]32
(239) 919-6739 'No lob too Big or Small' handyman sUS h.,et I evre y ' BLACKSMITH D.E. Beckham LIC/INS LCC201500020SO
Install&Re it far U veteran 26years rrpe- B nd PBVer $E.Ii ng. DBA R,b Fire Forge. Cus-
p. pe Ilsh ker, rat Free OYeS" tom knife .king, forge
Weod a, LVT Floonng ^9 sPea and steel work, blade sharp-
' done professionally uacou have 'X^o /e, or mg P, and tlellvery
and on time at alfortl>ble vnU Guau teeg disk T eervi table. Sha pening r
+ pdcea ° r • knives, a chainsasm, Itu.
o (30311S1A-]500 wo den tools, er
Ronald eoulais Inc. moke rlts ahoG-corn 3O ' gar LUIR EREPAIRSIandholades—CU,al.Free Estimates.W, 13331] tom knives imludh, Dames-RMDEL•Fully Licensed L Insured. skee.(239)351-0841 robeILDBusiness Since 1985 omes...248-8637
. .Ranges Screen Se 4.es INC26xaM
t ubelore he calendar i Screen endosure and lanai
Illlsn p. W do home e 1 Gutter< —In watd,es too. (208)964-8169 MA CO REMODELING r pa r. g and
SERVICES LLC rv[ssprV ... hrug AL INFINITE LINES LLC
LISAG Ma rcolrlandaNaples e r e a ailI.C, coo.
Sat D;Wth3GVuenteed PREswRE wA6H sFree ronwltaeena PAINTING All Int/Exl,
Oe 39 k•d'a 53 RTTCHEN a BATHROOM estlmale. Power6vashing, Epoxy
(2 Us 2-d153 REPAIR OR REMODELING 110.EEMODELING SERVICES (239)285-3)39 Floor, Stainingy. Kit—hen
TItF tMARBIE MSTAlUT10N DOORS/KIiCHENIaAIH/CANNElS/ rangelureenurviceQgmaN,um Refinishi ngB More
HUMNNG ANDELECtMICNRVAl0. WINDGICLEO SIRETAIMM WADS/ Ary Job Big rSeRall•
DRVWAIIa PMNT PNYDOWITILESMUMNI1ri46MORE1 tic is 31 Free Estimate
LIC&INS. FREE ESTIMATES
BASE BOARD B CROWN (239199d-d05] TUTTLE SCREEN Cai1239dfiS3119 -
�a� MOLDING INSTALLATION REPAIR. Free Estima[es. alinfinRelinesllcogme(I.com K.SIMONEXPERTROOF-IN,i
Allietk It Cutf EKPERIENCEO PROFESSIONALS 89611293 (239) 649-8695 a frfinitelines.com WE HAVE OBSOLETE TILE51
Experienced Skid 11eer OPer- JUST FOR YOUR PROJECTS pH OTOS Bids on Small a large repair
r EstabRshed Deme111ion FREE ESTIMATES Say mme FullReplacement bldss
Bt Land Clearing CO-L..king LICANSUREO Than words , a a Shingle]Tlle/rvtetal/Flat Roofs
for n cap....... d Skid MARCO (2391692.1291 to I pllolO ® Cammer—ia1 B "'lb,itd enttel bids
Steer Operator with a minl- PABLO nl9)]149901 Add.:ad. Best Mass age In Napless leaks FreeIat ns U<ni—OAST!
1 Syn experience. Kathleen Mar.Co to P nla Gorda
(239)3]D-50]0 Irmm<suna]8 aMA3d6B2 VMMIS031 FI. lTc. M CGC1523639
B ma1LrO1^ n391451-5081 12391269-1009
a
V
O
M
a0
W
d
Lt
r
Packet Pg. 2144
17.D.d
Neighborhood Information Meeting Affidavit of Compliance
I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did
cause the attached newspaper advertisement to appear and I did give notice by mail to the following o
property owners and/or condominium and civic associations whose members may be affected by the v
as
proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at 3
0
least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this =
a
requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax 0 m
0
rolls of Collier County and any other persons or entities who have made a formal request of the
County to be notified. The said notice contained the laymen's description of the site property of o
N
place of a Neighborhood Information Meeting. o
proposed change and the date, time, and
0
M
N
O
N
Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a-
a part of this Affidavit of Compliance o
- -- — °'
- a
0
N
(Signature of Applicant)
0
0
STATE OF FLORIDA, COUNTY OF COLLIER N
The foregoing instrument was acknowledged before me by means of ❑✓ physical presence or Don I ine registration
this 2nd day of October 20 23 by Jessica Harrelson who is ❑✓ personally known tome
or has produce as identification.
Q:�
6-Y) - _ C�,,,J�
S' nature of Notary Public
rec., i M. —6-
Print Name of Notary Public
No a: . y Neal
Fo8onded
Pearl M Bianchi
ommission # GG 928804
mission Expires 11-04-2023 Through - Cynanotary
Florida - Notary Public
Packet Pg. 2145
BOAT HOUSE GMPA/PUDZ
Legend
BOATHOUSE CPUD: +1-3.5-acres
0
�o
c;
��W�f4�
sxrlb�s.,3�'
_Cluq
W A�'
Radio
RadiO RD
lm m
Ij
4
rii"
_.
1a1� I
m c'
� 3 i
Business CIR
Samcino
Calle Del Rey CIR
a cc
J � i
to as
77,
a I � i , ,I �n Sadd\eb(o
t.
Rp
Radio
e
117
Ci
0
o�
a
m
i-
C
W
O
N
O
0
0
M
N
O
N
J
d
C
0
a�
a
C,
.E
0
N
ti
0
co
N
C
d
0
Co
C
Z
U
c
a�
C
d
t
v
r
a
PEN Packet Pg. 2146
17.D.d
PEN INSULAQ
ENGINEERING
Planning
Jessica Harrelson, AICP
CYK
COLEMAN I YOVANOVICH I KOESTER
Land Use Attorney
Richard Yovanovich, Esq.
0 TREBILCOCK
CONSULTING SOLUTIONS
Traffic Consultant
Norman Trebilcock, P.E., AICP
Packet Pg. 2147
17.D.d
• GROWTH MANAGEMENT PLAN AMENDMENT
Seeking to amend the site's current Future Land Use designation (Urban
m
t
CO
0
Mixed -Use District,
Residential Subdistrict) to the Boat House Commercial Subdistrict, to allow a maximum of
32,500 SF of gross floor area of permitted and conditional uses allowed by the C-3 zoning
district or up to 20,000 SF of gross floor area of boat sales and boat/engine service and
repairs.
and
• PLANNED UNIT DEVELOPMENT REZONE
Requesting to rezone the site from the C-3 zoning district to the Boat House Commercial
M
N
0
N
J
a
0
a
a�
c
O
N
ti
0
0
N
E
0
0
Z
U
c
a�
Planned Unit Development (CPUD) to permit a maximum of 32,500 SF of gross floor area of
permitted and conditional uses allowed by the C-3 zoning district or up to 20,000 SF of gross
floor area of boat sales and boat/engine service and repairs.
Packet Pg. 2148
17.D.d
Legend
BOAT HOUSE CPU: +I-3.5-acres
mar,
Ibis �� ,
Radio RD
Club y::
WAY for -
',�:,
low
—7y - i
Nadia C.N� 7��
� C m
4 av Y m v
v �
(Business CIR
Sarecino
Calle Del Rey CIR C7
r
I 4d 0 Q
o
I
as
IE a
01 �SKOp
" r . J aa1e. .....
Radio-LIN 11 ---
��IIII 11
owl
.
F
Packet Pg. 2149
17.D.d
Zoning: Everglades Equipment Graup` CPUD
Land Use: Undeveloped
ing: Woodside La
K
d Use: Commerci
gaa`a R
_ D
ng: [ L
I Use: Comme
Zoning: C
Land Use:
Legend
Calle Del Rey y ® BOAT HOUSE CPUD: +l-3.5-acres
"9 300' Buffer
Zoning Boundaries
PUD Zoning: MAC RPUD
Land Use: Residential
Radio LN
V
Zoning: Triad RPUD �
Land Use: Residential
Zoning: Cedar Hammock001f'& Country CIub:P..UD....
�/ Land Use: Preserve
200
Packet Pg. 2150
ZONING: WOODSIDE LANES PUD R"
LAND USE: COMMERCIAL
ZONING: MAC RPUD
17.D.d
EMPLOYEEIEMERGENCY
ACCESS ONLY
PRESERVEW .`
0.3. ACRES
EXISTING SIDEWALK
1 S 7.1
DEVELOPMENT
AREA
ENHANCED 15' TYPE ❑
LANDSCAPE BUFFER
(REFER TO EX(HiBiT
F_4.6 OF THE PUD)
SITE INGRESSfEGRESS
POTENTIAL FUTURE
INTERCONNECT
V
ENHANCED 15' TYPE D
LANDSCAPE BUFFER
(REFER TO EXHIBIT
FA.B OF THE PUD)
RADIO LANE
F — ZONING- G3
LAND USE: CO=ERCIAL
1 O' TYPE A
LANDSCAPE BUFFER
5 � ll
\�
4�
EXISTING SIDEWALK
ZONING: CEDAR HAMMOCK GOLF
AND COUNTRY CLUB PUD
LAND USE: PRESERVE
d
t
00
C
N
O
O
O
M
N
O
N
J
PUD
O
MASTER PL, J
d
Cl
C
O
ti
0
00
v
to
r
O
d
3
v
O
Z
U
C
O
t
a
s
V
Packet Pg. 2151
ZONING: WOODSIDE LANES PUD - ,,,y�'1. ZONING: MAC RPJJ
LAND USE: COMMERCIAL • LAND USE- RESIDENTIAL
EMPLOYE EN Y ACC —.
ACCESSSS ONLY
EXISTING SIDEWALK -
ZONING. C-3
LAND USE COMMERCIAL
RADIO LANE
(RIGHT-OF-WAY VARIES)
SITE INGRESSlEGF2ESS
25' TYPE D
LANDSCAPE BUFFER
WITH B' SOLID WALL
DEVELOPMENT STANDARDS
DEVELOPMENT POTENTIAL FLTFURE _ 10'
AREA INTERCONNECT LANDSC MINIMUM LOT AREA
MINIMUM LOT WIDTH
ENHANCED 15' TYPED
LANDSCAPE BUFFER
(REFER TO EXHIBIT
Fa.DOFrHEPUD) FRONT YARD: 25 FEET
(FROM SOUTHL:QhI PUD 130UNDARYj
ENHANCED 15' TYPE D
LANDSCAPE BUFFER
(REFER TO EXHIBIT
F a.B OF THE PUD)
PRINCIPAL USES
15,000 SF
150 FEET
MINIMUM SETBACKS (EXTERNAL)
s� FRONT YARD: 25 FEET
(FROM WESTERN PUD BOUNDARY)
FRONT YARD: 25 FEET
(FROM NORTHERN PUD BOUNDARY)
S
SIDE YARD:
�V15 FEET
Op `15 (FROM EASTERN PUD BOUNDARY)
MINIMUM SETBACKS (INTERNAL)
PRESERVE 25 FEET
MAXIMUM BUILDING HEIGHT
ZONED 35 FEET
ACTUAL 42 FEET
MINIMUM DISTANCE BETWEEN Y2 the sum of the heights of the
PRINCIPAL STRUCTURES buildings, but not less than 15 FEET
m
t
H
O
N
O
O
O
M
N
O
N
J
IL
ACCESSORY L p
N/A a
a�
N/A
0
N
15 FEET c
00
04
SPS rn
C
SPS E
0
SPS o
M
Z
U
10 FEET
E
s
M
SPS Q
SPS =
m
10 FEET s
v
r
Q
Packet Pg. 2152
17.D.d
Hours of operation for boat sales/repairs:
8:00am-5:00pm, Monday— Friday
9:00am-3:00pm, Saturdays
The repair and maintenance of all boats will occur within an enclosed building.
m
t
C
0
0
N
0
0
0
M
N
O
N
J
a
0
a�
a
a�
0
N
ti
0
0
N
N
r
Outdoor storage and display areas may contain single -level boat racks (no multi -level boat E
racks).
Packet Pg. 2153
'15'TYPE ❑
LANDSCAPE BUFFER
TA8LE5
' PARKING TABLE 17.D.d
I •
.t 1
r
i r
0
t. PRESSNE NOTE �
O
N
SITE1N3RESNEGRESS
- EMPLO7EElEMERGGENCY
ACCESS ONLYGATE wso• o:rcie O
M
RADIO LANE (PUBLIC ROW) C
IN
?.-'R�UjREDFR� PRDPCSEG_ STPE� PRELIMINARY
r YAROSEr9RCK B'TALLWALL LAR6^C--E R::=FE''i a
rLAND PLANr
i
PROPERn BOUNDARY Gi -- --- -- PROPOSEll — � I � d N TALL WALL •.. .- . - - _
Service Office w/ 8
1'RESERVEo]5 A4:RES ,. I,� Enclosed Service Bays * T
w 0
It RE.ED.LV
YARDSETEACK l - OO
04
` Parking & Display Q�
2Y REQUIRED FRONT LAKDSSCAPE &F& R `QTYPEF
r (I)
YARD 5ETBALVC ' lei
\\N C"a E
\ - CROLMLEYa 1 CO'JEF 6 • :i
CRAd_E DISPLAY AREA [��• �-' a' .
EMPLOYEEI- / \ '.-.•�
EMERGENCY ACCESS �.
ONL" GATE !TIPICJ4ij \15'TYPE B �'•,, t-I �.0 "f `' LANDSCAPE BUFFER
cRauNo LEVEL
\ , % MADLE DSPLAYAREn
Q
�`l
' \�-�' %•%•! `. 25'RMLIRED FRONT
YARDSETBACK
011
ops��g r
A Q
i
Packet Pg. 2154
17.D.d
-T,
` e f`. ,Moll _ _
17.D.d
NEXT STEPS:
✓PUDZ/GMPA Application Deemed Sufficient (Staff
Review)
✓CCPC and BCC Hearings Scheduled
✓Written Notice to Property Owners
✓Newspaper Advertisement
✓Hearing Signs Posted
Packet Pg. 2158
QUESTIONS?
CONTACT INFORMATION:
JESSICA HARRELSON, AICP — PENINSULA ENGINEERING
Phone: 239.403.6751
Email: jharrelson@pen-eng.com
KATHERINE EASTLEY, AICP — COLLIER COUNTY ZONING DIVISION
Phone: 239.252.2834
Email: Katherine.Eastley@colliercountyfl.gov
NANCY GUNDLACH, AICP, PLA, CSM — COLLIER COUNTY ZONING DIVISION
Phone: 239.252.2484
Email: Nancy.Gundlach@colliercountyfl.gov
Packet Pg. 2159
17.D.d
Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The
recipient may not transfer this data to others without consent from the CCPA.
Petition: PL20230002068 I Buffer: 500' 1 Date: 8/29/2023 1 Site Location: 00399320006 & 00399200003
NAME1
� NAME2
NAME3
NAMES 6
,
AGENORD, BIENHEUREUSE
CORLY HONORAT
ANNE NOEL
761 TWINNING ST
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
AMAYA, RICARDO LEON
DIANA M GRADA
678 HADLEY PL E
NAPLES, FL 34104 --- 0
HADLEY PLACE EAST
ARIAS, OSVALDO
M ALEJANDRA AGUILAR HERNANDEZ
M MERCEDES AGUILAR HERNANDEZ
691 HADLEY PLACE E
NAPLES, FL 34104 --- 0
HADLEY PLACE EAST
BAILEY, ROBERT SHANE
KAREN GRACE BAILEY
4610 EVERGREE LAKE RD
NAPLES, FL 34112 --- 0
HADLEY PLACE EAST
BAPTISTE, ANNANIE
731 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
BENGARD, ANDREY MIKHAYLOVICH
INGA ALEKSANDROVA BENGARD
720 HADLEY ST
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
BROWN, MICHAEL A
BLAINE A BROWN
TRACIAN ANTONETTE THOMPSON
719 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
CAMARGO, Y SARAI MARTINEZ
M ANGEL ESTRADA AGUILERA
757 TWINNING ST
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
CASTELLANO, JOSE A PENA
JENNY J LEHR PARRA
727 HADLEY PLACE W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
CEDAR HAMMOCK COMMUNITY
DEVELOPMENT DISTRICT
% SEVERN TRENT SERVICES
210 N UNIVERSITY DR STE 702
CORAL SPRINGS, FL 33071
--- 7320 CEDAR HAMMOCK
CIRCLE K STORES INC
REAL ESTATE DEPT
PO BOX 52085 DC-17
PHOENIX, AZ 85072 --- 0
3 50 26 COMM N1/4 CNR SEC 3,
CLERMONT, DAN BEDY & BERLINE
712 HADLEY ST W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
COLLIER CNTY
C/O REAL PROPERTY MANAGEMENT
3335 TAMIAMI TR E, STE 101
NAPLES, FL 34112 --- 0
3 50 26 COMM NW CNR SEC 3, E
CONGROVE, GENEVA MARIE
1519 CHAPMAN DR
AKRON, OH 44305 --- 0
HADLEY PLACE WEST
DE LA CRUZ, JOSE A & CLAUDIA G
765 TWINNING ST
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
DEL SOL GARCIA, JULIO MICHAEL
IVET FATIMA ECHARTE ORTEGA
684 HADLEY ST E
NAPLES, FL 34104 --- 0
HADLEY PLACE EAST
EFE INC
138 PROFESSIONAL WAY
WELLINGTON, FL 33414 --- 0
34 49 26 THAT PORTION OF SEC
GOMEZ, HERNANDO HUMBERTO DIAZ ANGELICA P TORRES CASALIN
HUMBERTO HERNANDO DIAZ TORRES
726 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
GORMAN, RHIANNA LEE
COREY LEE GORMAN
714 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
GRATSY, GELI
1724 S SENECA ST
WICHITA, KS 67213 --- 0
HADLEY PLACE WEST
GRIMM, DOUGLAS & JILLIAN
710 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
HADLEY PLACE HOMEOWNERS
ASSOCIATION INC
10541 BEN C PRATT SIC MILE
CYPRESS PKWY STE 100
FORT MYERS, FL 33966 --- 0
HADLEY PLACE WEST
HADLEY PLACE HOMEOWNERS
ASSOCIATION INC
10541 BEN C PRATT SIX MILE
CYPRESS PKWY STE 100
FORT MYERS, FL 33966 --- 0
HADLEY PLACE WEST
HADLEY PLACE HOMEOWNERS
ASSOCIATION INC
10541 BEN C PRATT SIX MILE
CYPRESS PKWY STE 100
FORT MYERS, FL 33966 --- 0
HADLEY PLACE EAST
HADLEY PLACE HOMEOWNERS
ASSOCIATION INC
10541 BEN C PRATT SIX MILE
CYPRESS PKWY STE 100
FORT MYERS, FL 33966 --- 0
HADLEY PLACE EAST
HADLEY PLACE HOMEOWNERS
ASSOCIATION INC
10541 BEN C PRATT SIX MILE
CYPRESS PKWY STE 100
FORT MYERS, FL 33966 --- 0
HADLEY PLACE EAST
HADLEY PLACE HOMEOWNERS
ASSOCIATION INIC
10541 BEN C PRATT SIX MILE
CYPRESS PKWY STE 100
FORT MYERS, FL 33966 --- 0
HADLEY PLACE WEST
HERNANDEZ, ROSENDO PEREZ
D YARELI SUSTAITA HERNANDEZ
674 HADLEY PLACE EAST
NAPLES, FL 34104 --- 0
HADLEY PLACE EAST
HPI SELF STORAGE OF NAPLES LLC
%JON ERIKSON
6191 STATE HWY 161 #100
IRVING, TX 75038 --- 0
3 50 26 COMM AT NW CNR SEC 3,
JJF STONINGTON LLC
C/O FARERI ASSOCIATES LP
ONE GREENWICH OFFICE PARK S
3RD FLR #350
GREENWICH, CT 06831 --- 0
3 50 26 THAT PORTION OF E1/2
JJF STONINGTON LLC
C/O FARERI ASSOCIATES LP
ONE GREENWICH OFFICE PARK S
3RD FLR #350
GREENWICH, CT 06831 --- 0
3 50 26 COMM AT NW CNR SEC 3,
KIRCHER, MARC WILLIAM
MICHAEL T MILNER JR
753 TWINNING ST
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
LITTON, STEPHEN CHARLES
723 HADLEY PLACE WEST
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
LLAMA, MICHAEL MARTINEZ
711 HADLEY PLACE WEST
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
LOTERO, JOSE DAVID
ANA MARIA ALVAREZ
738 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
MATAMOROS, OSCAR A
MARIA L CRESPO
ALBERT=& CAROLINE SCHENK
687 HADLEY PL E
NAPLES, FL 34104 --- 0
HADLEY PLACE EAST
MAZON, MARLENE M
8099 IBIS COVE CIR
NAPLES, FL 34119 --- 0
HADLEY PLACE WEST
MELANO, ALEX GERMAN PEDREANEZ 742 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
MONESTIME, JAMES & NOLITHA
ANIOTA BRUTUS
715 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
MORRISON, ADAM & RENEE
739 HADLEY PLACE WEST
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
NEACE, KRISTY MARIE
BRIAN SCOTT NEACE
736 HADLEY ST W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
NESMITH, DOUGLAS
692 HADLEY ST E
NAPLES, FL 34104 --- 882
HADLEY PLACE EAST
PASADENA MULTIFAMILY LLC
8055 WINNERS CIR
MANDEVILLE, LA 70448 --- 0
HADLEY PLACE EAST
PERALTA, ANTHONY
734 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
PEREZ, WALTER I & SILVIA M
716 HADLEY ST W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
PIERRE LOUIS, MARIE LUCHARD
TAYLOR PIERRE LOUIS
735 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
PLANCHER, CALVIN & URSILE
679 HADLEY PLACE EAST
NAPLES, FL 34104 --- 0
HADLEY PLACE EAST
PROPHILIEN, LENIAIS & OLIVE
682 HADLEY PLACE EAST
NAPLES, FL 34104 --- 0
HADLEY PLACE EAST
RACETRAC INC
%SILVER OAK ADVISORS
PO BOX 2437
SMYRNA, GA 30081--- 2437
3 50 26 COMM AT NW CNR SEC 3,
SALINAS, ALONSO
CINTIA BRISEC URBINA
750 HADLEY PLACE W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
STAR 2022 SFR3 LP
591 WEST PUTNAM AVE
GREENWICH, CT 06830 --- 0
HADLEY PLACE EAST
THOMAS, DONNA ANN MARIE
ALLAN SAINT CLAVIER BRODIE
670 HADLEY PL E
NAPLES, FL 34104 --- 0
HADLEY PLACE EAST
TOUSSAINT, CLAIMITA & STFLEUR
740 HADLEY ST W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
VASQUEZ, LEIGHANNE
RENE JAVIER VASQUEZ
683 HADLEY PLACE EAST
NAPLES, FL 34104 --- 0
HADLEY PLACE EAST
VILLANEDA ROMO, KARLA A
VALENTINA SANABRI
732 HADLEY ST W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
WANG, GUIXIA
303 TAMARINDO LANE
NAPLES, FL 34114 --- 0
HADLEY PLACE EAST
WILLIAMS, ASHLEY LATOYA
CHRISTOPHER LEON WILLIAMS
WILLIE FRANK PUGH
728 HADLEY ST W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
WOODSIDE LANES INC
14513 GLOBAL PARKWAY
FORT MYERS, FL 33913 --- 0
34 49 26 E 290FT OF THE FOLL;
WOOLLARD, JOHN
722 HADLEY PL W
NAPLES, FL 34116 --- 0
HADLEY PLACE WEST
ZAFRAN SR, JOHN
ERSILIA DE SIMONE ZAFRAN
718 HADLEY PL W
NAPLES, FL 34104 --- 0
HADLEY PLACE WEST
LOT 5
LOT 22
LOT 26
LOT 24
LOT 24
LOT 32
LOT 21
LOT 6
LOT 23
TRACT C-2 LESS THAT PORTION
S 50FT, S 89 DEG W 462.78FT
LOT 34
ALG N SEC LI 440.57FT, S 50FT
LOT 31
LOT 4
LOT 39
34 AS DESC IN OR 3527 PG
LOT 14
LOT 17
LOT 9
LOT 18
TRACT OS-2
TRACT RD-1
TRACT OS-1
TRACT OS-2
TRACT RD-1
TRACT OS-1
LOT 21
N89DEG E 821.76FT, S 50FT, S
OF NW1/4 LYING BETWEEN SR 846
N 89 DEG E 821.76FT, S 50FT TO
LOT 7
LOT 22
LOT 19
LOT 11
LOT 27
LOT 13
LOT 10
LOT 20
LOT 26
LOT 28
LOT 41
LOT 25
LOT 12
LOT 33
LOT 25
LOT 29
LOT 23
N89DEGE 821.76FT, S 50FT,
LOT 8
LOT 30
LOT 20
LOT 27
LOT 28
LOT 29
LOT 40
LOT 30
FROM SE CNR OF W1/2 OF SW1/4
LOT 15
LOT 16
FOR R/W DESC IN OR 4363 PG 1429
TO POB, S 89 DEG W 305.65FT, S 214.17FT NWLY R/W SR S-856,
TO POB, SLY R/W LI SR S-858, E 380.65FT, S 1147.78FT TO
3405
42.62FT TO POB,SELY 212.04 ALG CURVE, SW 487.98FT, SE 197.46F
+ 858 LESS 1.31AC IN ORDER OF TAKING CASE
POB, N 89 DEG E 50OFT, S 589.82FT, THENCE ALG CURVE
S 42.62FT, SELY 212.04FT ALG CURVE TO POB, SELY 368.36FT
OF SEC 34, N SOFT TO POB, N 755.03FT, S 89 DEG
FOLIO ADDRESSTYPE
48649000229 U
48649002544 U
48649002625 U
48649002586 U
48649000601 U
48649000766 U
48649000546 U
48649000245 U
48649000588 U
25894999467 U
003996000Ol U
48649000805 U
00399360008 U
48649000740 U
48649000203 U
48649002887 U
00296600007 U
48649000407 U
48649000465 U
4864900030O U
48649000481 U
48649000083 U
48649000122 U
48649002065 U
48649002081 U
48649002104 U
48649000067 U
48649002528 U
00399600302 U
00399200003 U
00399320006 U
48649000261 U
48649000562 U
48649000504 U
48649000342 U
48649002641 U
48649000384 U
48649000326 U
4864900052O U
48649000643 U
48649000685 U
48649002926 U
48649002609 U
48649000368 U
48649000782 U
48649000627 U
48649002683 U
4864900256O U
00399600409 U
48649000287 U
48649002706 U
48649002502 U
48649000669 U
48649002667 U
48649000708 U
48649002900 U
48649000724 U
00298120006 U
48649000423 U
48649000449 U
POList 500
Packet Pg. 2160
17.D.d
PENINSULA�i
ENGINEERING
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PUDZ-PL20230002068 — Boat House Commercial Planned Unit Development (CPUD)
GM PA-PL20230002069 — Boat House Commercial Subdistrict a-
U
a�
N
A neighborhood information meeting is scheduled for Wednesday, September 27, 2023, beginning at 5:30pm at the Naple o
Regional Library (650 Central Avenue, Naples, FL 34102). The purpose of the meeting is to inform those interested in th( _
details of the project. 0
m
a�
The following formal applications have been submitted to Collier County Growth Management:
ao
co
Planned Unit Development Rezone: seeking to rezone the property from the Commercial Intermediate (C-3) zoning district tc N
the Boat House Commercial Planned Unit Development (CPUD) to permit a maximum of 32,500 SF of gross floor area o 0
permitted and conditional uses allowed by the C-3 zoning district or up to 20,000 SF of gross floor area of boat sales an( N
boat/engine service and repairs. N
J
IL
Growth Management Plan Amendment: seeking a site -specific map and text amendment to the Future Land Use Element o
the Collier County Growth Management Plan, to amend the existing GMP designation from the Urban Mixed -Use District
Residential Subdistrict, to establish a new Subdistrict within the Urban Commercial District. The proposed Boat Hous( a
Commercial Subdistrict will allow a maximum of 32,500 SF of permitted and conditional uses allowed by the C-3 zoning distric
or up to 20,000 SF of gross floor area of boat sales and boat/engine service and repairs.
0
N
The subject site is comprised of two (2) parcels, collectively 3.5-acres in size, and located north of Davis Boulevard and soutl
of Radio Lane in Naples, Florida in Section 3, Township 50 South and Range 26 East. o
00
N
If you have questions or would like to register to participate in the meeting remotely, please contact the individual below. U)
Jessica Harrelson, AICP
Peninsula Engineering
Phone: 239.403.6751
Email: iharrelson@pen-eng.com
Please note, remote participation is provided as a courtesy. The applicant and Peninsula Engineering are not responsibl(
for any technical issues.
Project information can be found on our website: www.pen-eng.com/planning-projects or by using the QR code below:
I �
�tir1�
■
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Packet Pg. 2161
17.D.d
wwq
PENINSULA--
ENGINEERING
LOCATION MAP
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Packet Pg. 2162
BOAT HOUSE
Neighborhood Information Meeting Sign -In Sheet
PU DZ-PL20230002068/GM PA-PL20230002069
September 27, 2023
17.D.d
PENINSULA
ENGANEE INCi
Name
Address/Company
Phone
E-Mail
2
via alC-i.
W_ &-sq ue Lfa6
3
4
1 1
�ltv-(uu�
5
6
7
8
9
10
11
12
13
14
15
11
M
0
0
M
as
ti
00
rl�
Packet Pg. 2163
16A I WEDNESDAY, MARCH 6, 2024 1 NAPLES DAILY NEWS
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will he held by the Collier County Board of County Commissioners (BCC) at 9:00 A.M.
on March 26, 2024, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami
�i Trail, Naples FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.
89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER.
COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES
BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL
SUBDISTRICT TO URBAN, URBAN -COMMERCIAL DISTRICT, THE BOAT HOUSE COMMERCIAL SUBDISTRICT TO ALLOW A MAXIMUM
OF 32,500 SQUARE FEET OF GROSS FLOOR AREA OF COMMERCIAL INTERMEDIATE (C-3) USES OR 20AM SQUARE ftET OF GROSS
FLOOR AREA OF BOAT SALES AND BOAT AND ENGINE SERVICES AND REPAIRS. THE SUBJECT PROPERTY IS LOCATED SOUTH OF
RADIO LANE, NORTH OF DAVIS BOULEVARD AND EAST OF RADIO ROAD IN SECTION 3, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
CONSISTING OF 3.5x ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED, AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMERCE; PROVIDING FOR SEYERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. W1.20230002051111] ,
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.2004•
41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE; WHICH, ESTABLISHED THE COMPREHENSIVE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS
MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THEHEREIN DESCRIBED REAL PROPERTY FROM A COMMERCIAL it
INTERMEDIATE (C-3) ZONING DISTRICT TO A COMMERCIAL. PLANNEq UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR THE
PROJECT TO BE KNOWN AS THE BOAT HOUSE CPUD, TO ALLOW DEVELOPMENT OF 325M SQUARE FEET OF GROSS FLOOR A"
OF COMMERCIAL INTERMEDIATE (C-3) USES OR 20,000 SQUARE FEET OF GROSS FLOOR AREA OF BOAT SALES AND 80AT AND
ENGINE' SERVICES AND REPAIRS FOR THE PROPERTY LOCATED SOUTH OF RADIO LANE, NORTH OF DAVIS BOULEVARD AND EAST k
OF RADIO ROAD IN SECTION 3, TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 3.5: ACRES; AND BY PROVIDING AN
EFFECTIVE DATE. WL2023000200% 4
A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested parties aretnyfbed
to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda item to
be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any individual to speak owbehalf
of an organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization may be allotted
ten (10) minutes to speak on an item. Written materials intended to be considered by the Board shall be submitted to the appropriate
County staff a minimum of seven (n days prior to the public hearing. All materials used in presentations before the Board will become
a permanent part of the record.
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.WilligCcalliercounty0.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto and therefore,
may need Umsure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which
the appeal is based.
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 Facilities Management Division, located at 3335 Tamiami
Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for
the hearing impaired are available in the Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
CHRIS HALL, CHAIRMAN
17.D.f
CRYSTAL K. KINZEL, CLERK
By: Jennifer Hansen, Deputy Clerk
(SEAL)
Packet Pg. 2164
17.D.f
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners
(BCC) at 9:00 A.M. on :March 26, 2024, in the Board of County Commissioners meeting roam. third floor, Collier a
Government Center, 3299 East Tamiami Trail, Naples FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE m
COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED m°
AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE
LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY ~
0
CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, URBAN o
MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN, URBAN- cmCOMMERCIAL DISTRICT, THE BOAT HOUSE COMMERCIAL SUBDISTRICT TO M
ALLOW A MAXIMUM OF 32,500 SQUARE FEET OF GROSS FLOOR AREA OF o
COMMERCIAL INTERMEDIATE (C-3) USES OR 20,000 SQUARE FEET OF GROSS a
FLOOR AREA OF BOAT SALES AND BOAT AND ENGINE SERVICES AND REPAIRS.
THE SUBJECT PROPERTY IS LOCATED SOUTH OF RADIO LANE, NORTH OF DAVIS o
BOULEVARD AND EAST OF RADIO ROAD IN SECTION 3, TOWNSHIP 50 SOUTH,
RANGE 26 EAST, CONSISTING OF 3.5t ACRES; AND FURTHERMORE, DIRECTING
TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT E
OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN N
EFFECTIVE DATE. [PL20230002069]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE
COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA
OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING
ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM A COMMERCIAL INTERMEDIATE
(C-3) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT
(CPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE BOAT
HOUSE CPUD, TO ALLOW DEVELOPMENT OF 32,500 SQUARE FEET OF GROSS
FLOOR AREA OF COMMERCIAL INTERMEDIATE (C-3) USES OR 20,000 SQUARE
FEET OF GROSS FLOOR AREA OF BOAT SALES AND BOAT AND ENGINE SERVICES
AND REPAIRS FOR THE PROPERTY LOCATED SOUTH OF RADIO LANE, NORTH
OF DAVIS BOULEVARD AND EAST OF RADIO ROAD IN SECTION 3, TOWNSHIP 50
SOUTH, RANGE 26 EAST, CONSISTING OF 3.5f ACRES; AND BY PROVIDING AN
EFFECTIVE DATE. [PL20230002068]
(See map below)
Packet Pg. 2165
17.D.f
A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item nntst register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials intended to be a
considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the �
public hearing. All materials used in presentations before the Board will become a permanent part of the record. U)
0
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public
cc
comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely m
should register through the link provided within the specific eventfineeting entry on the Calendar of Events on the d
County website at ww,,v.colliercountyfl.govfottr-cotintyivisitors!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 to
they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk. c
The County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey c
Willig at 252-8369 or email to Geoffrey.Willig@colliercouittyfl.gov. N
Any person who decides to appeal any decision of the Board 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 based.
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 Facilities Management
Division, located at 3335 Tamiatmi Trail East, Suite 101, Maples, FL 34112-5356, (239) 252-8380, at least two (2) days
prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County
Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
CHRIS HALL, CHAIRMAN
CRYSTAL K. KINZEL, CLERK
By: Jennifer Hansen, Deputy Clerk
(SEAL)
Posted to notices cucollierclerk corn on March 6, 2024
Packet Pg. 2166
17.D.f
Project
rdlm Location
S
40
io L�
Linda
Packet Pg. 2167
Co Ier County
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
Application for a Public Hearing for PUD Rezone, Amendment to PUD
or PUD to PUD Rezone (PUDZ, PUDA, PUDR)
❑✓ PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 GA of the Administrative Code
❑ Amendment to PUD (PUDA): LDC subsections 10.02.13 E; and 10.03.06.B; and Ch. 3 G.2 of the Administrative
❑ Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
Name of Property Owner(s):
Name of Applicant if different than owner:
Address:
Telephone:
E-Mail Address:
Name of Agent:
Firm:
Address:
Telephone:
E-Mail Address:
City:
Cell:
City: Naple
Cell:
State: ZIP:
State: ZIP:
If Property is under contract to be sold.
Name of Property Buyer(s): Kevin Code, Managing Member, Boat House of Naples Real Estate, LLC
Name of Applicant if different than buyer:
Address: 1516 SE 46th Street
Telephone: 239.732.8050
E-Mail Address: Eric. Lundgren@boathouseh2o.com
City: Cape Coral
Cell:
Name of Agent: Jessica Harrelson. AICP and Richard Yovanovich. Esa.
Firm: Peninula Engineering / Coleman, Yovanovich & Koester
Address: 2640 Golden Gate Parkway /
4001 Tamiami Trail, Suite 300
Telephone: 239.403.6751 / 239.435.3535
City: Naples
Cell:
E-Mail Address: jharrelson@pen-eng.com; ryovanovich@cyklawfirm.com
State: FL ZIP: 33904
State: FL ZIP: 34105/
JAI nO
07/2022
Page 1 of 11
Co' Yer County
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
REZONE REQUEST
This application is requesting a rezone from: C-3 Zoning district(s) to the
CPUD
zoning district(s).
Present Use of the Property: Undeveloped
Proposed Use (or range of uses) of the property: Boat Sales/ Boat & Engine Repair
Original PUD Name: N/A
Ordinance No.: N/A
PROPERTY INFORMATION
On a separate sheet attached to the application, 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 a
separate legal description for property involved in each district;
• If required to do so at the pre -application meeting, the applicant shall submit four (4) copies of a
recent survey (completed within the last six (6) months, maximum 1" to 400' scale), 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.
Section/Township/Range: 3 50 / 26
Lot: N/A Block: N/A Subdivision: N/A
Metes & Bounds Description:
Plat Book: N/A Page #: N/A
See Survey
Property I.D. Number: 00399320006 & 00399200003
Size of Property: varies ft. x varies ft. _ 152,460 Total Sq. Ft. Acres: 3_5
Address/ General Location of Subject Property: South of Radio Lane, North of Davis Blvd and East of Radio Road
PUD District (refer to LDC subsection 2.03.06 Q
❑✓ Commercial
❑ Mixed Use
❑ Residential
❑ Other:
❑ Community Facilities ❑ Industrial
07/2022 Page 2 of 11
Co' per Gounty
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
ADJACENT ZONING AND LAND USE
Zoning
Land Use
N
Woodside Lanes PUD and MAC RPUD
Developed Commercial/Residential
S
Cedar Hammock Golf & Country Club PUD
Davis Blvd/ Required Preserve (conservation)
E
C-3
Developed Commercial (Gas Station)
W
C-3
Developed Commercial (Gas Station)
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range:
Lot: Block: Subdivision:
Plat Book: Page #: Property I.D. Number:
Metes & Bounds Description:
ASSOCIATIONS
Complete the following for all registered Home Owner / Civic Association(s) that could be affected by this
petition and located within 1,000 feet of the subject property. Provide additional sheets if necessary.
Information can be found on the Civic Associations and Communities page on the Board of County
Commissioner's website. Applicant is responsible for and shall confirm the current mailing addresses for each
association as registered by the Florida Department of State, Division of Corporations.
Name of Homeowner / Civic Association: Hadley Place Homeowners Association, Inc.
Mailing Address: 10541 Ben C Pratt Six Mile Cypress Pkwy, Suite 100 City: Fort Myers State: FL ZIP: 33966
Name of Homeowner / Civic Association:
Mailing Address:
Name of Homeowner / Civic Association:
Mailing Address:
Name of Homeowner / Civic Association:
Mailing Address:
Name of Homeowner / Civic Association:
Mailing Address:
07/2022
City:
City:
City:
City:
State: ZIP:
State: ZIP:
State: ZIP:
State: ZIP:
Page 3 of 11
Co' Yer County
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff's
analysis and recommendation to the Planning Commission, and the Planning Commission's
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or
other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
C. Conformity of the proposed PUD with the goals, objectives, and policies of the Growth
Management Plan. (This is to include identifying what subdistrict, policy, or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that
subdistrict, policy, or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
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.
07/2022 Page 4 of 11
Co' Yer County
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
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?
No.
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 so, please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 8 B of the
Administrative Code and LDC section 10.03.05. Following the NIM, the applicant will submit a written
summary and any commitments that have been made at the meeting. Refer to Chapter 8 B of the
Administrative Code for the NIM procedural requirements.
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.
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) 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 Chapter 695, FS. A recorded copy of the Memorandum or
Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within
15 days of recording of said Memorandum or Notice.
LDC subsection 10.02.08 D
This application will be considered "open" when the determination of "sufficiency" has been made and the
application is assigned a petition processing number. The application will be considered "closed" when the
petitioner withdraws the application through written notice or ceases to supply necessary information to
continue processing or otherwise actively pursue the rezoning, amendment, or change, for a period of six (6)
months. An application deemed "closed" will not receive further processing, and an application "closed"
through inactivity shall be deemed withdrawn. An application deemed "closed" may be re -opened by
submission of a new application, repayment of all application fees, and the grant of a determination of
"sufficiency". Further review of the request will be subject to the then current code.
07/2022 Page 5 of 11
Co' Yer County
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
Final Submittal Requirement Checklist for:
❑✓ PUD Rezone- Ch. 3 G.1 of the Administrative Code
❑ Amendment to PUD- Ch. 3 G.2 of the Administrative Code
❑ PUD to PUD Rezone- Ch. 3 G.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 final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please upload the submittal items with cover sheets attached to each section via the GMD Portal.
Incomplete submittals will not be accepted, or processed. View sample PUD document.
REQUIREMENTS
REQUIRED
NOT
REQUIRED
Cover Letter with narrative statement including a detailed description of why
amendment is necessary
❑
❑
Completed application with required attachments (download latest version)
✓
Pre -application meeting notes
Affidavit of Authorization, signed and notarized
✓
Property Ownership Disclosure Form
✓
Notarized and completed Covenant of Unified Control
✓
Completed Addressing Checklist
✓
Warranty Deed(s)
,/
List identifying owner and all parties of corporation
�/
Signed and sealed Boundary Survey
Architectural rendering of proposed structures
Current aerial photographs (available from Property Appraiser) with project
boundary and, if vegetated, FLUCFCS Codes with legend included on aerial.
✓❑
❑
Statement of utility provisions
✓
Environmental data requirements pursuant to LDC section 3.08.00
F71
Environmental Data Requirements collated into a single Environmental Impact
Statement (EIS) packet at time of public hearings. Coordinate with project planner
at time of public hearings.
✓❑
❑
Listed or protected species survey, less than 12 months old. Include copies of
previous surveys.
✓❑
❑
Traffic Impact Study (TIS)
✓
Historical Survey
v/
School Impact Analysis Application, if applicable
✓
Electronic copy of all required documents
_/
Completed Exhibits A-F (see below for additional information)+
✓❑
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
✓❑
❑
*Checklist continues on next page
07/2022 Page 9 of 11
Co' per Gounty
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
Revised Conceptual Master Site Plan 24" x 36"and one (1) 8 %" x 11" copy
✓Ll
Original PUD document/ordinance, and Master Plan 24" x 36" — Only if Amending
the PUD
❑
Revised PUD document with changes crossed thru & underlined
✓
Copy of Official Interpretation and/or Zoning Verification
✓
+The following exhibits are to be completed on a separate document and attached to the application
packet:
• Exhibit A: List of Permitted Uses
• Exhibit B: Development Standards
• Exhibit C: Master Plan- See Chapter 3 G.1 of the Administrative Code
• Exhibit D: Legal Description
• Exhibit E: List of Requested LDC Deviations and justification for each
• Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-690-3500
for information regarding "Wildfire Mitigation & Prevention Plan."
PLANNERS — INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components)
❑
Conservancy of SWFL
Utilities Engineering
Parks and Recreation Director
UT
Emergency Management
E3
Immokalee Water/Sewer District
City of Naples Planning Director
Other:
Fj
City of Naples Utilities
Other:
FEE REQUIREMENTS
❑✓ Pre -Application Meeting: $500.00
❑✓ PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
❑ PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
❑ PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning
❑✓ Consistency Review: $2,250.00
❑✓ Environmental Data Requirements -EIS Packet (submittal determined at pre -application
meeting): $2,500.00
❑✓ Listed or Protected Species Review (when an EIS is not required): $1,000.00
❑✓ Transportation Review Fees:
• Methodology Review: $500.00 (Methodology by Email to Staff)
*Additional fees to be determined at Methodology Meeting.
• Minor Study Review: $750.00
• Major Study Review $1,500.00
❑✓ Fire Planning Review Fee: ($150 PUDZ) ($125 PUDA, PUDR)
07/2022 Page 10 of 11
Co' ier County
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
❑✓ Estimated Legal Advertising fee:
• CCPC: $1,125.00
• BCC: $500.00
❑✓ If applicable, an additional fee for Property Owner Notifications will be billed to the applicant after
Hearing Examiner hearing date. (Variable)
❑✓ School Concurrency Fee, if applicable:
• Mitigation Fees, if application, to be determined by the School District in coordination with
the County
All fees are collected at the time of application. Property Notification Letters, if required by The Land Development Code, will be
invoiced after the petition is heard by the Board of County Commissioners.
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. *Additional fee for the 5th and subsequent re -submittal will be accessed at 20% of the original fee.
*The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Community Development Department I GMD Portal:
https://cvportal.colliercountyfl.gov/cityviewweb
Questions? Email: GMDclientservices@colliercountyfl.gov
5/22/2023
Signature of Petitioner or Agent
Date
Jessica Harrelson, AICP - Agent
Printed named of signing party
07/2022 Page 11 of 11
AFFIDAVIT OF AUTHORIZATION
I, Kevin Code (print name), as Managing_ Member, (title, if applicable) of the Boat House of Naples Real Estate,_LLC_
(company, if applicable), swear or affirm under oath, that I am the (choose one):
The owner_ applicant X contract purchaser and that:
1. 1 have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced
property as a result of any action approved by the County in accordance with this application and the Land
Development Code;
2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto
and made a part of this application are honest and true;
3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose
of investigating and evaluating the request made through this application; and that
4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by
the approved action.
S. We/l authorize Jessica Harrelson, AICP and Richard Yovanovich, Be. to act as our/my representative in any matters
regarding this petition including 1 through 2 above.
5. Applicant is the owner of the property described herein and which is the subject matter of the proposed submittal;
that all the answers to the questions in this application, including the disclosure of interest information, all sketches,
data, and other supplementary matter attached to and made a part of this application, are honest and true to the
best of Applicant's knowledge and belief; and that if Applicant is not providing an attorney's opinion of title, that the
information Applicant provided to the surveyor is sufficient to prepare an accurate boundary survey for this
application, and is honest and true to the best of Applicant's knowledge and belief.
7. Applicant understands that the information requested on this application must be complete and accurate and that
the content of this form, whether computer generated or County printed, shall not be altered. Applicant further
understands that if Public Hearings are required, they will not be advertised until this application is deemed complete,
and all required information has been submitted.
*Notes:
• If the applicant is a corporation, then it is usually executed by the Corp, Ares. or v. pres.
• If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C.), then the documents should typically be signed by the
Company's "Managing Member."
• if the applicant is a partnership, then typically a partner can sign on behalf of the partnership.
• if the applicant is ❑ limited partnership, then the general partner must sign and be identified as the "general partner" of the named
partnership.
• If the applicant is a trust then they must include the trustee's name and the words "us trustee".
• In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate
format far that ownership.
Under penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true.
Signature
STATE OF L
COUNTY OF ��-
Kevin Code
Printed Name
The foregoing instrument was sworn to (or affirmed) and subscribed before me on t 2�3 (date) by
(name of person providing oath or affirmation), as ti
who is personally known to me or who has produced (type of identification) as ide fic ion.
STAMP/SEAL . Notary Public State of Florida
Chelsea Renee Sparks
Ilil Kly Commission HK 363236
Expires 812212026
CEa" z
Signature of Notary Public
AFFIDAVIT OF AUTHORIZATION
I, Kevin Code (print name), as Managing Member, (title, if applicable) of the Boat House of Cape Coral, LLC, (company, if
applicable), swear or affirm under oath, that I am the (choose one):
The owner_ applicant contract purchaser X and that:
1. 1 have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced
property as a result of any action approved by the County in accordance with this application and the Land
Development Code;
2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto
and made a part of this application are honest and true;
3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose
of investigating and evaluating the request made through this application; and that
4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by
the approved action.
5. We/I authorize the Boat House of Naples Real Estate, LLC, Jessica Harrelson, AICP and Richard Yovanovich, Esq. to act
as our/my representative in any matters regarding this petition including 1 through 2 above.
5. Applicant is the owner of the property described herein and which is the subject matter of the proposed submittal;
that all the answers to the questions in this application, including the disclosure of interest information, all sketches,
data, and other supplementary matter attached to and made a part of this application, are honest and true to the
best of Applicant's knowledge and belief; and that if Applicant is not providing an attorney's opinion of title, that the
information Applicant provided to the surveyor is sufficient to prepare an accurate boundary survey for this
application, and is honest and true to the best of Applicant's knowledge and belief.
7. Applicant understands that the information requested on this application must be complete and accurate and that
the content of this form, whether computer generated or County printed, shall not be altered. Applicant further
understands that if Public Hearings are required, they will not be advertised until this application is deemed complete,
and all required information has been submitted.
*Notes:
• If the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres.
• If the applicant is a Limited Liability Company (L.L.C.) or limited Compony (L.C.), then the documents should typically be signed by the
Company's "Managing Member."
• If the applicant is a partnership, then typically o partner consign on behalf of the partnership.
• If the applicant is o limited partnership, then the general partner must sign and be identified as the "general partner" of the named
partnership.
• if the applicant is a trust, then they must include the trustee's name and the words "as trustee".
• In each instance, first determine the applicant's status, e.g., individual, corporate, trust partnership, and then use the appropriate
formot far that ownership.
Under penalties of perjury, i declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true.
Signature
STATE OF r L
COUNTY OFL—�
Printed Name
Kevin Code
_ date b
The foregoing instrument was sworn to (or affirmed) and subscribed before me on �2��2 � (date) y
L (name of person providing oath or affirmation), as ti Y
who is personally known to me or who has produced (type of identification) as ide if ation.
STAMP/SEAL[PZ�l
, Notary Public State ct Florida
Chelsea Renee SAIMparks
h+y Commission HH 303236
Expires 8/22/2026
Signature of Notary Public
AFFIDAVIT OF AUTHORIZATION
I,1o6 r0r6x rint name as ('(aOOO y, �1 ("C),key, (title if applicable) of the JJF Stonin ton LLC(company, if
ip ), I - pp )
applicable), swear or affirm under oath, that I am the (choose one):
The owner X applicant contract purchaser _ and that:
1. 1 have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced
property as a result of any action approved by the County in accordance with this application and the Land
Development Code;
2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto
and made a part of this application are honest and true;
3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose
of investigating and evaluating the request made through this application; and that
4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by
the approved action.
5. We/I authorize the Boat House of Cape Coral LLC Jessica Harrelson, AICP and Richard Yovanovich Es . to act as
our/my representative in any matters regarding this petition including 1 through 2 above.
6. Applicant is the owner of the property described herein and which is the subject matter of the proposed submittal;
that all the answers to the questions in this application, including the disclosure of interest information, all sketches,
data, and other supplementary matter attached to and made a part of this application, are honest and true to the
best of Applicant's knowledge and belief; and that if Applicant is not providing an attorney's opinion of title, that the
information Applicant provided to the surveyor is sufficient to prepare an accurate boundary survey for this
application, and is honest and true to the best of Applicant's knowledge and belief.
7. Applicant understands that the information requested on this application must be complete and accurate and that
the content of this form, whether computer generated or County printed, shall not be altered. Applicant further
understands that if Public Hearings are required, they will not be advertised until this application is deemed complete,
and all required information has been submitted.
*Notes:
• If the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres.
• If the applicant is a Limited Liability Company (L. L. C.) or Limited Company (L.C.), then the documents should typically be signed by the
Company's "Managing Member."
• If the applicant is a partnership, then typically a partner can sign on behalf of the partnership.
• If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named
partnership.
* If the applicant is a trust, then they must include the trustee's name and the words "as trustee".
• In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate
format for that ownership.
Under penalties of perjuly, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true.
Signature r Printed Name
STATE OF Coo nn P� W�
COUNTY OF V7GiYrn e tU
The foregoing instrument was sworn to (or affirmed) and subscribed before me on 65 r -6 /2V 'Z-3 (date) Icy
Sohn (='A rer� (name of person providing oath or affirmation), as m chlc•`in` LneY)6c-,
who is personally known tome or who has produced �21tVi,"5 �%I 'nW(type of identification) as identifcatio.n..'
n A _-o- .
YOLANDA CRUIKSHANK
STAMP/SEAL Notary Public, State of Connecticut
My Commission Expires 05/31/ ZG
Signature of Notary Public
�• i1�1Gti^� 'r�.
Cofer County
Growth Management Community Development Department
2800 north Horseshoe Drive, Naples, r-lorida 34104
Rhone: (239) 2SZ-1026 ( Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
COVENANT OF CONTROL
The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly
known as Boat House CPUD
See Legal Description as'Exhibit A'
(Street address and City, state and Zip Code) and legally described in Exhibit A attached hereto.
The property described herein is the subject of an application for Commercial planned unit development
(C PUD) zoning. We hereby designate legal representative thereof, as the
legal representatives of the property and as such, these individuals are authorized to legally bind al! owners of the
property in the curse of seeking the necessary approvals to develop. This authority includes, but is not limited to,
the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain
zoning approval on the site, These representatives will remain the only entity to authorize development activity on the
property until such time as a new or amended covenant of unified control is delivered to Collier County.
The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project:
1. The property will be developed and used in conformitywith the approved master plan including all conditions placed on the
development and all commitments agreed to by the applicant in connection with the planned unit development
rezoning,
2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and
stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part,
unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County.
I A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or
safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code.
4. All terms and conditions of the planned unit development approval will be incorporated into covenants and
restrictions which run with the land s4 as to provide notice to subsequent owners that all development activity within the
planned unit development must be consistent with those terms and conditions.
5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms,
safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel
compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit
development and the County may stop ongoing construction activity until the project is brought into compliance with all
terms, conditions and safeguards of the planned unit development,
f V2
SIgnatur waer--- Signature of Owner
_Kevin Code, Managing Member
Printed Name of Owner Printed blame of Owner
STATE OF FLORIDA, COUNTY OF COLLIER
The foregoing instrument was acknowledged before me by means of 1,Nphysical presence or Flonline registration
thisJQ day of �. , 20L, by-Ke-on Cb&who is V1 personally known to me
or Llhas produced as identification.
Qaatp er Pearl M Bianchi '
Commission 4 GG 928604 nature of Notary Public
Commission Expires 11-04.2023
v Bondetl Through - Cynanotary t
Florida - Nolary Public 0 r I
Print Name of Notary Public
07f 2_022 Page 9 of 11
EXHIBIT A
LEGAL DESCRIPTION
Parcel 1:
That part of the east half of the Northwest quarter of Section 3, Township 50 South, Range 26 Past, lying North of
State Road 84 (formerly known as Stale Road S•856), also known as Davie Boulevard Extension, and South of
State Load S-858,
More particularly described as:
Commencing at the North 114 comer of Section 3, Township 50 South, Range 26 East, Collier County, Florida;
thence along the North -South 114 line of said Section 3, South 00 degrees 54'52" West 50.00 feet; thence along a
line which is 50 feet South of and parallel to the North line of said Section 3, South 89 degrees 54'20" West
462.78 feet for a Place of Beginning;
Thence continuing South 89 degrees 54'20" West, 858,64 feet; thence South 00 degrees 31'13" West, 589,82 feet
to the Northwesterly right-of-way line of State Road "65 (Davis Boulevard Extension); thence along said right-
of-way line, 1010.08 feet along the arc of a circular curve concave to the Southeast, radius of 2939,79 feet, delta
of 19 degrees 41'10", chord bearing North 59 degrees I T07" East, 1005.12 feet; thence North OD degrees 05'40"
West, 77.83 feet to the Place of Beginning.
LESS
Commencing at the North 114 comer of Section 3, Township 50 South, Range 26 East, Collier County, Florida;
thence along the North -South 1/4 fine of said Section 3, South 00 degrees 54'52" West, 50.00 feet; thence along a
line which Is 50 feet South of and parallel to the North line of said Section 3, South 89 degrees 54'20" West,
462.7$ feet for a place of Beginning;
Thence continuing South 89 degrees 54'20" West, 305.65 feet; thence South 00 degrees 05'40" East, 214.17 feet
to the Northwesterly right -of way line of State Road S-856 (Davis Boulevard Extension); thence along said right-
of-way line, 334.86 feet along the arc of a circular curve concave to the Southeast, radius of 2939.79 feet, delta of
06 degrees 31'35", chord bearing North 65 degrees 51'55" East, 334.68 feet; thence North 00 degrees 05'40"
West, 77.63 feet to the Place of Beginning.
Bearings are based on the North line of the Northwest 114 of said Section 3 as being South 89 degrees 54'20"
West.
LESS AND EXCEPT the lands described in that Stipulated Final Judgment dated May 17, 2001, recorded on May
23, 2001, in Official Records Book 2829, Page 2422, of the public Records of Collier County, Florida,
ALSO LESS AND EXCEPT all the lands lying Northwaslerly of the lands described in that Stipulated Final
Judgment dated May 17, 2001, recorded on May 23, 2001, in Official Records Book 2829, Page 2422, of the
Public Records of Collier County, Florida.
and
Parcel 2:
Being a portion of the NW 114 of the NW 114 of Section 3, Township 50 South, Range 26 East, Copier County,
Florida; and being mare particularly described as follows:
Commence at the Northwest corner of said Section 3; run thence North 89 degrees 54'20" East, along the
Northerly line of said Section 3, for 821.76 feet; thence South OD degrees 31'13" West, 50,00 feet to the Point of
Beginning, also being In the Southerly right-of-way line of 5tato Route 5-858; thence North 89 degrees 54'20"
East, along said Southerly right-cf-way, line 600.00 feat; thence South 00 degrees 31'13" West, 589.82 feet to the
Northerly right -of --way line of State Route S-858; said Northerly right-of-way line being a curve to the Southwest,
having a radius of 2939,79 feet, and whose chord bears South 42 degrees 0638' West, for 753.20 feet; thence
along the arc of said curve 755.27 feet; thence North 00 degrees 31'13" Fast, 1147.78 feet to the Paint of
Beginning;
LESS AND EXCEPT the lands described in that Warranty heed, dated June 14, 1999, recorded on June 16,
1999, in Official Records Book 2559, Page 1817, of the Public Records of Collier County, Florida,
AND ALSO LESS AND EXCEPT all the lands tying Southwesterly of the lands described in that Warranty Deed,
dated June 14. 1999, recorded on June 16, 1999, in Official Records gook 2559, Page 1817, of the Public
Records of Collier County, Florida.
CAeV Cor�nty
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 j Emall: GMDClientservices@colliercountyfl.gov
www.calliercountyfl.gov
COVENANT OF CONTROL
The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly
known as goat House CPUD
See Legal Description as 'Exhibit A'
(Street address and City, State and Zip Code) and legally described in ExhibitA attached hereto.
The property described herein is the subject of an application for Commercial planned unit development
( C PUD) zoning. We hereby designate ---H--% eA R—dv---++.E!w . legal representative thereof, as the
legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the
property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to,
the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain
zoning approval on the site. These representatives will remain the only entity to authorize development activity on the
property until such time as a new or amended covenant of unified control is delivered to Collier County.
The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project:
1. The property will be developed and used in conformity with the approved master plan including all conditions placed an the
development and all commitments agreed to by the applicant In connection with the planned unit development
rezoning.
2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and
stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part,
unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County.
3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or
safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code.
4. All terms and conditions of the planned unit development approval will be incorporated into covenants and
restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the
planned unit development must be consistent with those terms and conditions.
5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms,
safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel
co "!lance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit
C.
lopinent and the County may stop ongoing construction activity until the project is brought into compliance with all
t r crr ditions and safeguards of the planned unit development.
Ngnar re TMUWner
John Fbreq Managing Member, JJF Stoningron, LLC
Printed NJme of Owner
Signature of Owner
Printed Name of Owner
STATE OF FLORIDA, COUNTY OF COLLIER
The for egging instrument was acknowledged before me by means of physical presenc
this �?� day of f L , 20L, by' Lt VA- Ci wh9X
or ❑ has produced
LEO J. SALVATORI
„ MY COMMISSION k HH 050632
?f, V EXPIRES: November 28, 2024
Bonded Thru Notary Public Underwriters
�f online registration
personally known to me
as identification.
5ignat a of otary Public
,, ii
Print Name of Notary Public
07/2022 Page 8 of 11
LEGAL DESCRIPTION
Parcel 1:
That part of the east half of the Northwest quarter of Section 3, Township 50 South, Range 26 East, lying North of
State Road 84 (formerly known as State Road S-856), also known as Davie Boulevard Extension, and South of
State Road S-858,
More particularly described as:
Commencing at the North 1/4 corner of Section 3, Township 50 South, Range 26 East, Collier County, Florida;
thence along the North -South 114 line of said Section 3, South 00 degrees 54'52" West 50.00 feet; thence along a
line which is 50 feet South of and parallel to the North line of said Section 3, South 89 degrees 54'20" West
462.78 feet for a Place of Beginning;
Thence continuing South 89 degrees 54'20" West, 858.64 feet; thence South 00 degrees 31'13" West, 589.82 feet
to the Northwesterly right-of-way line of State Road S-856 (Davis Boulevard Extension); thence along said right-
of-way line, 1010,08 feet along the arc of a circular curve concave to the Southeast, radius of 2939.79 feet, delta
of 19 degrees 41'10", chord bearing North 59 degrees 17'07" East, 1005.12 feet; thence North 00 degrees 05'40"
West, 77.83 feet to the Place of Beginning.
LESS
Commencing at the North 1/4 corner of Section 3, Township 50 South, Range 26 East, Collier County, Florida;
thence along the North -South 114 line of said Section 3, South 00 degrees 54'52" West, 50.00 feet; thence along a
line which is 50 feet South of and parallel to the North line of said Section 3, South 89 degrees 54'20" West,
462.78 feet for a Place of Beginning;
Thence continuing South 89 degrees 54'20" West, 305.65 feet; thence South 00 degrees 05'40" East, 214.17 feet
to the Northwesterly right-of-way line of State Road S-856 (Davis Boulevard Extension); thence along said right-
of-way line, 334.86 feet along the arc of a circular curve concave to the Southeast, radius of 2939.79 feet, delta of
06 degrees 31'35", chord bearing North 65 degrees 51'55" East, 334.68 feet; thence North 00 degrees 05'40"
West, 77.83 feet to the Place of Beginning.
Bearings are based on the North line of the Northwest 1/4 of said Section 3 as being South 89 degrees 54'20"
West
LESS AND EXCEPT the lands described in that Stipulated Final Judgment dated May 17, 2001, recorded on May
23, 2001, in Official Records Book 2829, Page 2422, of the Public Records of Collier County, Florida.
ALSO LESS AND EXCEPT all the lands lying Northeasterly of the lands described in that Stipulated Final
Judgment dated May 17, 2001, recorded on May 23, 2001, in Official Records Book 2829, Page 2422, of the
Public Records of Collier County, Florida.
and
Parcel 2:
Being a portion of the NW 1/4 of the NW 1/4 of Section 3, Township 50 South, Range 26 East, Collier County,
Florida; and being more particularly described as follows:
Commence at the Northwest comer of said Section 3; run thence North 89 degrees 54'20" East, along the
Northerly line of said Section 3, for 821.76 feet; thence South 00 degrees 3113" West, 50.00 feet to the Point of
Beginning, also being in the Southerly right-of-way line of State Route S-858; thence North 89 degrees 54'20"
East, along said Southerly right-of-way, line 500.00 feet; thence South 00 degrees 3113" West, 589.82 feet to the
Northerly right-of-way line of State Route S-856; said Northerly right-of-way line being a curve to the Southwest,
having a radius of 2939.79 feet, and whose chord bears South 42 degrees 06'38" West, for 753.20 feet; thence
along the arc of said curve 755.27 feet; thence North 00 degrees 31'13" East, 1147.78 feet to the Point of
Beginning;
LESS AND EXCEPT the lands described In that Warranty Deed, dated June 14, 1999, recorded on June 16,
1999, in Official Records Book 2559, Page 1817, of the Public Records of Collier County, Florida;
AND ALSO LESS AND EXCEPT all the lands lying Southwesterly of the lands described in that Warranty Deed,
dated June 14, 1999, recorded on June 16, 1999, in Official Records Book 2559, Page 1817, of the Public
Records of Collier County, Florida.
4M
PENINSULA
ENGINEERING
BOAT HOUSE COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD)
PROJECT NARRATIVE, CONSISTENCY & EVALUATION CRITERIA
Project Information
The subject site is comprised of two (2) parcels, collectively 3.5-acres in size, and located north of Davis
Boulevard and south of Radio Lane in Naples, Florida in Section 3, Township 50 South and Range 26 East.
Details of Request
The intent of this Planned Unit Development Rezone is the request to rezone the property from the Commercial
Intermediate (C-3) zoning district to the Boat House Commercial Planned Unit Development (CPUD) to permit a
maximum of 32,500 SF of gross floor area of permitted and conditional uses allowed by the C-3 zoning district or
up to 20,000 SF of gross floor area of boat sales and boat/engine service and repairs. The permitted uses include
those within the C-3, Commercial Intermediate District, which the property is currently entitled, and the addition
of boat sales and boat/engine service and repairs. This is a companion request to a Small -Scale Growth
Management Plan Amendment (GMPA-PL20230002069), seeking to establish the Boat House Commercial
Subdistrict to permit the proposed land uses.
Zoning and Future Land Use
The site is within the C-3 zoning district and designated within the Urban Mixed -Use District, Urban Residential
Subdistrict per the Future Land Use Map. The property's existing zoning is consistent with the Future Land Use
Element by Policy 5.12, per Map FLUE-11 and is labeled as'Having an Exception or Compatibility Exception'.
The site is adjacent to rights -of -way along the north, west and south and is surrounded by commercial and
residential development as outlined in the table below. The property qualifies for infill development.
SURROUNDING ZONING/LAND USE TABLE
LOCATION FROM
ZONING
LAND USE
PROPERTY
North
Woodside Lanes PUD and MAC RPUD
Developed Commercial/Residential
Davis Blvd/ Required Preserve
South
Cedar Hammock Golf & Country Club PUD
(conservation)
Developed Commercial
East
C-3
(Gas Station)
Radio Rd/ Developed Commercial
West
C-3
(Gas Station)
BOAT HOUSE CPUD
PUDZ-PL20230002068
August 29, 2023
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
4M
PENINSULA
ENGINEERING
The request includes the addition of boat sales and boat/engine service and repairs as permitted land uses.
The C-3 zoning district currently permits comparable land uses to those being added. As an example,
'Marina' (SIC 4493), is a permitted use within the C-3 zoning district. Marina, per the LDC definition below,
include boat sales.
Marina: A boating facility, chiefly for recreational boating, located on navigable water frontage, and
providing all or any combination of the following: boat slips or dockage, dry boat storage, small boat
hauling or launching facilities, marine fuel and lubricants, marine supplies, bait and fishing equipment,
restaurants, boat and boat motor sales, and rentals. Does not include dredge, barge, or other work -
dockage or service, boat construction or reconstruction, or boat sales lot.
Additionally, several of the C-3 land uses currently entitled to the property are more intense to the new uses
proposed, boat sales/repairs, as they relate to traffic, noise and hours of operation, such as 'Gas Stations' and
'Eating Places'.
The site's proximity to Interstate-75 and location in a high -traffic volume area make the property
appropriate for the proposed land uses. Compatibility with the surrounding neighborhood is being
addressed by limiting the hours of operation, implementing lighting design standards to prevent light
pollution, providing perimeter landscape buffers, including an increased buffer along the northern property
line with an 8' solid wall, and providing maximum building heights and setbacks that are comparable with
surrounding properties.
EVALUATION CRITERIA
The following criteria have been addressed by the applicant to evaluate the proposed PUDZ application:
The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other
utilities.
Response: The Boat House CPUD is located within a developed area of Collier County, and surrounding
land use patterns consist of commercial residential uses. The property will have direct access to Radio
Lane. The property is proximate to public services and public infrastructure is available to
accommodate the project. The site's proximity to Interstate-75 and location in a high -traffic volume
area make the property appropriate for intense commercial development.
Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other
instruments, or for amendments in those proposed, particularly as they may relate to arrangements
or provisions to be made for the continuing operation and maintenance of such areas and facilities
that are not to be provided or maintained at public expense. Findings and recommendations of this
type shall be made only after consultation with the county attorney.
BOAT HOUSE CPUD
PUDZ-PL20230002068
August 29, 2023
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
PENINSULA��
ENGINEERING
Response: Evidence of Unified Control has been provided by the Applicant and the Applicant will be
responsible for the provision and maintenance of all facilities on -site.
Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management
Plan. (This is to include identifying what Sub -district, policy or other provision allows the requested
uses/density, and fully explaining/addressing all criteria or conditions of that Sub -district, policy or other
provision.)
Response: A site -specific, small-scale growth management plan amendment (SSGMPA) is being
submitted as a companion item to this rezone request to permit the proposed uses. Upon approval
of the SSGMPA, the request will be consistent with the County's Growth Management Plan.
The internal and external compatibility of proposed uses, which conditions may include restrictions on
location of improvements, restrictions on design, and buffering and screening requirements.
Response: The PUD Document outlines development standards to address compatibility with adjacent
land uses, including a landscape buffer along the north that is increased in width and contains a solid
8' wall to mitigate impacts on residential development. Additional items to address compatibility are
utilizing lighting design standards to protect neighboring residential properties from direct glare,
providing maximum building heights and setbacks that are comparable with surrounding
developments.
The site's proximity to Interstate-75 and location in a high -traffic volume area make the property
appropriate for intense commercial development.
The adequacy of usable open space areas in existence and as proposed to serve the development.
Response: Adequate open space will be provided to serve the development. Refer to the PUD Master
Plan.
The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
Response: Existing public facilities are in place to serve the proposed CPUD.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
Response: The subject property and surrounding areas can accommodate expansion.
Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular
case, based on determination that such modifications of justified as meeting public purposes to a degree
at least equivalent to literal application of such regulations.
BOAT HOUSE CPUD
PUDZ-PL20230002068
August 29, 2023
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
PENINSULA��
ENGINEERING
Response: The proposed development conforms to PUD regulations outlined in the LDC.
REZONE CRITERIA
Per LDC Section 10.02.08.F, the report and recommendations of the Planning Commission to the Board of
County Commissioners shall show that the Planning Commission has studied and considered the proposed
change in relation to the following findings, when applicable:
1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land
use map and the elements of the Growth Management Plan.
Response: A site -specific, small-scale growth management plan amendment (SSGMPA) is being submitted
as a companion item to this rezone request to permit the proposed uses. Upon approval of the SSGMPA,
the request will be consistent with the County's Growth Management Plan.
2. The existing land use pattern.
Response: The property is currently entitled to permitted and conditional uses of the C-3, Commercial
Intermediate District. The proposed addition of boat sales and boat/engine service and repairs is
consistent and compatible with the existing land use patterns, which consists of both commercial and
residential uses. The site is also adjacent to rights -of -way along the south, north and west.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
Response: This rezone request involves infill commercial development does not create an isolated
district unrelated to adjacent and nearby districts.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property
proposed for change.
Response: Existing boundaries were not illogically drawn in relation to existing conditions on the subject
property.
5. Whether changed or changing conditions make the passage of the proposed amendment necessary.
Response: Changed or changing conditions do not make the passage of the proposed amendment
necessary.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
Response: The proposed change will not adversely influence living conditions. Development Standards,
provided in the CPUD Document, address compatibility with surrounding developments.
PUDZ-PL20230002068
August 29, 2023
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
PENINSULA��
ENGINEERING
7. Whether the proposed change will create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of
vehicular traffic, including activity during construction phases of the development, or otherwise affect
public safety.
Response: The proposed change will not create or excessively increase traffic congestion or create types
of traffic deemed incompatible with surrounding land uses or otherwise affect public safety. Please
refer to the Traffic Impact Statement.
8. Whether the proposed change will create a drainage problem.
Response: The proposed change will not create any drainage issues. The site will be designed, and
permitted, to Collier County and SFWMD standards.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
Response: The proposed change will not seriously reduce light and air to adjacent areas. The proposed
maximum building heights are comparable to surrounding permitted building heights.
10. Whether the proposed change will adversely affect property values in the adjacent area.
Response: The proposed change will not adversely affect property values in the adjacent area.
11. Whether the proposed change will be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations.
Response: The proposed change will not be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations.
12. Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
Response: The proposed change will not constitute a grant of special privilege to an individual owner
as contrasted with the public welfare.
13. Whether there are substantial reasons why the property cannot be used in accordance with existing
zoning.
Response: There are no substantial reasons why the property cannot be used in accordance with
existing zoning. The rezone is requesting site specific commercial land uses on the subject property.
BOAT HOUSE CPUD
PUDZ-PL20230002068
August 29, 2023
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
PENINSULA��
ENGINEERING
14. Whether the change suggested is out of scale with the needs of the neighborhood or the county.
Response: The proposed development is not out of scale with the needs of the neighborhood or the
County.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already
permitting such use.
Response: It is not impossible to find other adequate sites in the County for the proposed use, although,
the location is within a developing area of the County which public infrastructure readily available to
accommodate the project. The property is currently zoned for commercial uses, is surrounded by
developed commercial uses and is located in a high traffic volume area which makes it an ideal location
for the proposed land uses.
16. The physical characteristics of the property and the degree of site alteration which would be required to
make the property usable for any of the range of potential uses under the proposed zoning classification.
Response: The physical characteristics of the property and the degree of site alteration which would be
required to make the property usable for the proposed uses being requested is typical of and does not
vary from similar development in Collier County.
17. The impact of development on the availability of adequate public facilities and services consistent with
the levels of service adopted in the Collier County Growth Management Plan and as defined and
implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as
amended.
Response: There are adequate public facilities and services to serve and accommodate the project.
Refer to the Traffic Impact Statement.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important
in the protection of the public health, safety, and welfare.
Response: The proposed use does not create adverse impacts on public health, safety and welfare. Any
factors or criteria that the Board of County Commissioners deem important shall be determined by the Board.
BOAT HOUSE CPUD
PUDZ-PL20230002068
August 29, 2023
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
PENINSULA��
ENGINEERING
Consistency with the Collier County Growth Management Plan
Future Land Use Element
Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in
the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as
amended).
Response: The PUD Document outlines development standards to address compatibility with adjacent land
uses, including a landscape buffer along the north that is increased in width and contains a solid 8' wall to
mitigate impacts on residential development. Additional items to address compatibility are utilizing lighting
design standards to protect neighboring residential properties from direct glare, providing maximum building
heights and setbacks that are comparable with surrounding developments.
The site's proximity to Interstate-75 and location in a high -traffic volume area make the property appropriate
for the proposed land uses.
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 Boat House Naples CPUD will provide direct access to Radio Lane. Refer to the PUD Master
Plan.
Policy 7.2
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on
nearby collector and arterial roads and minimize the need for traffic signals.
Response: The Boat House Naples CPUD has been designed with a potential interconnect along the east and
direct access to Radio Lane; refer to the PUD Master Plan and Traffic Impact Statement.
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 site's main point of ingress/egress is along Radio Lane. FDOT will not permit a connection
along Davis Blvd and due to spacing requirements (the Radio Rd/Davis Blvd intersection), a direct connection
onto Radio Road is not feasible or appropriate. A potential interconnect with the property along the east is
provided on the Master Plan.
BOAT HOUSE CPUD
PUDZ-PL20230002068
August 29, 2023
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
4M
PENINSULA
ENGINEERING
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 proposed Subdistrict involves a request for commercial development.
Transportation Element
Policy 5.1
The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions,
and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or
intensity of permissible development, with consideration of their impact on the overall County transportation
system, and shall not approve any petition or application that would directly access a deficient roadway segment as
identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the
current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently
operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR
planning period, unless specific mitigating stipulations are also approved. A petition or application has significant
impacts if the traffic impact statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of
the adopted LOS standard service volume,
b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the
adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds
3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the
traffic impact statement that addresses the project's significant impacts on all roadways.
Response: Refer to the Traffic Impact Statement, prepared by Trebilcock Consulting Solutions.
Conservation and Coastal Management Element
Objective 6.1
Protect native vegetative communities through the application of minimum preservation requirements.
Response: The development will comply with applicable federal and state permitting requirements regarding
listed species protection, as necessary.
Objective 7.1
Direct incompatible land uses away from listed animal species and their habitats.
Response: A LSS has been conducted on the project site in accordance with Florida Fish and Wildlife Conservation
Commission (FWCC) and U.S. Fish and Wildlife Service (USFWS) guidelines. The development will comply with
applicable federal and state permitting requirements regarding listed species protection.
BOAT HOUSE CPUD
PUDZ-PL20230002068
August 29, 2023
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
Legend
BOATHOUSE CPUD: +/-3.5-acres
�Sarecino
m �
Cfale Uel Rey CIR
C,
7. r rrrl
o
e
A�z
r5 '...
a • 1- I
+ took
-
adio Rp
Radio LN1 111
.. _ - _ - ALI& -
WAY
COY
-..
i
SS _
N
02.
Fr
Rad1O
potorriac-LN ,O
;y
m v
Y � o ,�
O i
1
i>r =p` '•
,
a
Business CIR
o c
270 540
a
Fee
PE N I N 5 Ll LA r
��
PROJECT:
BOAT HOUSE CPUD
CLIENT:
BOAT HOUSE OF NAPLES REAL ESTATE, LLC
EXHIBITDESC:
LOCATION MAP
ENGINEERING ;W
LOCATION:
SOUTH OF RADIO LANE, NORTH OF DAVIS BLVD
NOTES:
SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2023)
2600 Golden Gate Parkway
Naples, FL 34105
Date Saved: MI2023 P\Active PveWP-BHFL-001W01 Na IeaBoatHo1-01annin \GI8V023-05-08 Location Ma mxtl
I'll I'll NAPOF N OF � QF - C IC Q-E NI
I B A, TO. _1 'AEC
NORTN�
INA I F��== .211;wI_" ""I"
H R 11 U ------- - -------- - -----
-1-1
P.O.C.
IN-
151-
II
Now I 2 ER�
SICUOI 3, IONNISHIP ES 1. THE .11 RN==
856) OLTH, RANGE S6 SPTAl=FG I.R A.AlA LAN. T I-- DO
IUN. AN. Sl . ....... C- TE.
(R �D 1 �4;� 'I, '4�1 6 0FTASU,"TH.0.F.1 ='5
M
GL I "AA .kg
N89*06107RE PIPENAGE 0
EECNTT7`NH_L1I EDGE OF DRAINAGE P.O.B. 21. INNE-)
I _-PA�_.ENT E GUO -NN IUSTE. N ANN. .11
I%W7 "P:I'PEE" T-GEL 11 16 L
RG
SON RON PINa
SO
1DUT7 POLE AND 3 .11 C - F A - - NA I "A- IRI
L-S ERTGE`LNI-�H4`1 LIIHE IN F !
N01.0. ,-- (C) S89-06-08'W 552.73 _ I I "' INN
=E:r.N`FR_
ISPROPERTY (M) '04'33"E S05.98
PREVIOUS (M N89 NAPUES. -ROA-1
N8 1:2�1:.E "2ill 'W2CW 305.65 -NE . 111AAI
R11 - - - - - - - - ) JDD 889
(D) N-1 11"
OF OF! U
�.ANR
A -ERHEA. U'DI-11 U " Mlpi N T R E 'Ll
(M) E62 ENAL.
I OR LINES RUN ACROSS THE WITHIN TH R ER
cuRB w 0
IS NIRTHOF .PO" ON OF ER,
L
TH SURINEII.
WITHOIDTANYEME BNETNEFIT PA�F"N.Nl.=_'IS C
CIRCLE K STORES INC.
PGA
1ANDCEES1S2 FIFIAUL G.R.5227, PC I PIN 1E1N1TAIF.I-SAL=F AL-1R1I-CH
ICANI El xomxarePa
L'.N_RE CURB
_F J
INLET S- 1, PARCEL SURVEYED
DISEXHIBITISCHLYFORTHEIA-AADESCABED FIANQTACERTFCATE "E __ GAUSSINTA _ FNEE_
CON, CONTAINS 3.50 ACRES MORE OR LESS N, CURB NERAL N.- u)
=)A= LAHE= =TA F z
lAlUNE.FNlN "M - W �_
_b A'_ NT ftEE,
PINIGE
1AR1�ETDNR='LI RE �.SZA=E
z
O.R.60M, PG- I=NR�l 4 DI)l � T I E L,NI IE A
PAN E SC w
ZICIR11'LoE:l NE=% N� NNANGANI.lRF
1E--A-NIllNEL. a.
"N; RIC o. -S_ 11�
E. ..I
CURB
G RATE
�NE.EAIECGI Ill �o
INLET
z
IIn C� OMMEMENT -'o
JR T IS X kORoN.GRA SLE=�A�G'ES EAM.-
T
Lu Z'
N� ;1'� IN'= EI
A, JR.
z 101. CON. WW7 G
PAR IS E III ED _Ol L. 3
N BUY 'z-
'PA ANCH. "U-111-SAAGMENT
.4.
z
E. 0.10' PROPERTY N TZT`4E
"'tl"O'Syp X 0 T NNN_% 41 -EAS E. IE _°Pj)iF_ " NNAH E U)
PARCEL N 0037NO9 U.,Q
RA N U) CE7_ C svrde z 1
ORS222 PG,EA8 T
SET PIN
YA. N
IV _.lTNR.EUNl.UE o
oa
LINE TABLE "k %'._2. I�A AA E
NO
LINE# LENGTH BEARING
Li 51.64 SO-ST53-E CAT L, reowsasa, snow sasal, use AT
Lao o EftZ M=L.E
maresvurTcuuwr
oEscxlasow.
=N1 '=`A"".EI
EI.L9 +NNBD951 44W g
%G7EF=rL=`I`=`MN'G'A L NIE FE, F AND p F BB
CON, E ron L4 Fl. Nll E E.IAN
"ITIAlTAllN A..T - RAGE INLET =Ur= �
j:AA
LINE#R''ENGTHLCN BEARING 15% �lI11RESTITIE IFIEIINI"l 1� 'IUNCEN � =7E
VA
:.
SCALE4ICN FEET
III
Ls 334.50 N65'03'03"E T..'NEI��
:-WAT
.RMETER
PIPE BAA'EFA
L6 345- NEEI Ns°rV.ZPE'NAA=,,IS9.Ca? AFE%l7.FSS l. AN.
_7 287.86 N46'20'43-W
"N'C'ETINTIRLIN. -NOES R -T. .1 UIC- -TH 11
US
L9
LIO
Lll
79.96
106.28
164.80
164.96
NW104VW
N39-58'34'W
N50'19'04"E
NE3'25'58"E
C AC��AF C-E CO� TO TRE. lUT.EAST U0F - N� A CISN. T R �T T��T.
%
LINS F - -RTNAEAT AB
N E� MAY 17
D.E=, N E S.ININI 7.AT= FpNA"U'A 1SA7
Al . I _ P_ N
"N"
:.L:'`llL T.E .1 THE NINSN I.
NAL 1�rETNTE '-1 17..NE-.E- ,1'2LI -, --
1. 1R.
TTUEA.T. H P_ PB_ A . _L EA _U_ CAO
T =E� I -EL.
==M GSwTE FLEI 'AA" 'AN =PQN 0=.� E N, " A QUE..TN5.
S.-LE III C_ FL s..
E�R'� Gr UM r O.RDE ` UTHE-
PA A L NSE AT N� "A SA
NAAAR- IN -I.AL A- 01 'HE L LINE NA. -T UIOLC - �l -FOO. 1111 1 RN.. T.
"UN, 'E FLETIS A. N� �l T�0.�&C.R=A L NVM FO. N'H' RGHT=AyEl�. RA'II AO.I N� IN "R_6 WAY L'S
A" o4oR,
V A j� RN IT III 111TAI 7�1� THSIEFT A.111 TIE A.1 1 -1 NINNE 11 � REET
" ToL THE "o"
E_ THE R_T F ON F.R E N =IWATLL�'N Sl T NN T GR._ , I AT.114, A THF_T 'AENNN'_
7 L 07IN.4TCD.,U,%1.9.9,� �EE`
ECO P. H' � R _EP
lclu
-NI 10Al.
-T -1 IN TNATAO.NAAS A._-. ALL THE,
- RNS - - - L
N 21AA 1. F THE IUSC NO-0- -LIGA F-101 r°Icw
DETAIL OF PARCEL 2
P. 0. C.
ii - - - - - -
1. 0.
PW
D-L ESEEI
SE"
_ATES T_TA ZEPLANG II
NEIRAC11,
""'To YA""
1CRA111T, NEAR.11
A-RS-1
§
CURVE TABLE
CURVE#
LENGTH
RADIUS
DELTA
CHORD BEARING
CHORD LENGTH
Cl
345.69
2939.79
614'
N58-25-47-E
R
C2
288.43
1079.64
15'18'24-
44-1915-E
287.57
C3
80.25
1079.64
4-1621"
.
S'06'13'E
80.23
C4
164.51
2939.79
3-12-23"
S50'14'30'W
166.49
C5
106.49
914.64
6-36-29"
N39'58'18W
105.43
471�1.1
191
""0'"
51'11 3 W
'
468.57
.7
T4
.7G
lSl' I"
0 1
N 4 E
334.68
CB
1010.08
2939.82
19'41'09'
SSI
1005.12
C9
165.02
2939.79
3-12-58"
553-27-1-
165.00
TREBILCOCK
CONSULTING SOLUTIONS
Traffic Impact Statement
The Boat House SSGMPA and PUDZ
Prepared for:
Peninsula Engineering
2600 Golden Gate Parkway
Naples, FL 34105
Collier County, Florida
6/7/2023 R1
Prepared by:
Trebilcock Consulting Solutions, PA
2800 Davis Blvd, Suite 200
Naples, FL 34104
Phone: 239.566.9551
Email: ddratnol@trebilcock.biz
Collier County Transportation Methodology Fee — $500.00 Fee*
Collier County Transportation Review Fee — Major Study — $1,500 Fee*
Note: *to be collected at time of first submittal
The Boat House SSGMPA and PUDZ TIS —June 2023
Statement of Certification
I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision
and that I have experience and training in the field of Traffic and Transportation Engineering.
David A. Dratnol, PE
FL Registration No. 89796
Trebilcock Consulting Solutions, PA
2800 Davis Blvd, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
PRINTED COPIES OF THIS DOCUMENT ARE NOT CONSIDERED
SIGNED AND SEALED AND THE SIGNATURE MUST BE VERIFIED
ON ANY ELECTRONIC COPIES.
Trebilcock Consulting Solutions, PA P a g e 12
The Boat House SSGMPA and PUDZ TIS —June 2023
Table of Contents
ProjectDescription................................................................................................ 4
TripGeneration...................................................................................................... 5
Trip Distribution and Assignment........................................................................... 6
BackgroundTraffic................................................................................................10
Existing and Future Roadway Network.................................................................11
Project Impacts to Area Roadway Network -Link Analysis.....................................11
SiteAccess Analysis...............................................................................................13
ImprovementAnalysis..........................................................................................14
Mitigationof Impact.............................................................................................14
Appendices
Appendix A: Project Master Site Plan...................................................................15
Appendix B: Initial Meeting Checklist (Methodology Meeting) ............................17
Appendix C: Trip Generation Calculations ITE 11th Edition..................................24
Appendix D: Transportation Element Map TR-6...................................................36
Appendix E: 2022 AUIR —TCMA Report— East Central TCMA..............................38
Trebilcock Consulting Solutions, PA P a g e 13
The Boat House SSGMPA and PUDZ TIS —June 2023
Project Description
The subject project proposes to rezone the property from C-3 Commercial to PUD and develop a 20,000
square foot (SF) boat sales and repair center. As part of the PUD, the subject project will retain the
permitted and conditional uses of the C-3 zoning.
The site is located on the north side of Radio Road, between Radio Lane and Davis Boulevard in Section 3,
Township 50 South, Range 26 East, Collier County, Florida. Refer to Figure 1: Project Location Map, which
follows, and Appendix A: Project Master Site Plan.
Figure 1: Project Location Map
The subject project site is currently vacant and has a total area of approximately 3.5 acres. Access to the
property is from Radio Lane on the north side of the property.
The purpose of this Traffic Impact Statement (TIS) is to document the transportation impacts associated
with the proposed request. The traffic report is in agreement with the latest adopted Collier County Traffic
Impact Study Guidelines and Procedures. The project provides the highest and best use scenario with
respect to the project's proposed trip generation. Consistent with the recommendations illustrated in
Collier County Traffic Impact Study Guidelines and Procedures, traffic generation associated with the
proposed development is evaluated based on the Institute of Transportation Engineers (ITE) Trip
Generation Manual (TGM). 11t" Edition and ITE Tria Generation Handbook. 3rd Edition.
ITE does not have a land use code for boat sales and repair. The most comparable land use is Recreational
Vehicle Sales. The ITE land use designation associated with the development is illustrated in Table 1.
Under the permitted uses of the C-3 zoning, the highest and best use is a retail plaza. Table 1 identifies
Trebilcock Consulting Solutions, PA P a g e 14
The Boat House SSGMPA and PUDZ TIS —June 2023
both possible uses. This TIS supports the Growth Management Plan Amendment and the rezoning of the
property.
Table 1: Development Program
Strip Retail Plaza
(<40k)
For purposes of this evaluation, the project build -out year is assumed to be consistent with the Collier
County 2028 planning horizon.
A methodology meeting was held with the Collier County Transportation Planning staff on May 15, 2023,
revised May 31, 2023, by email (refer to Appendix B: Initial Meeting Checklist).
Connection to Radio Lane is via two full movement accesses. Radio Lane connects to Radio Road as a left -
in, right -in and right -out connection. The proposed site plan can be seen in Appendix A: Project Master
Site Plan.
Trip Generation
The project's site trip generation is based on the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 11t" Edition and the software program OTISS (Online Traffic Impact Study Software,
most recent version). The ITE recommended trip rates and equations are used for the traffic generation
calculations, as applicable. The ITE — OTISS trip generation calculation worksheets are provided in
Appendix C: Trip Generation Calculations ITE 11th Edition.
Internal capture accounts for a reduction in external traffic because of the interaction between the
multiple land uses in a site. No internal capture is considered for this site.
The pass -by trips account for traffic that is already on the external roadway network and stops at the
project on the way to a primary trip destination. Pass -by reductions are considered for this site for the
commercial use.
The trip generation associated with the proposed build -out conditions for the most intensive use, LUC 822
— Strip Retail Plaza (<40k), is summarized in Table 2.
Trebilcock Consulting Solutions, PA P a g e 15
The Boat House SSGMPA and PUDZ TIS —June 2023
Table 2: Trip Generation - Average Weekday
32,500 SF 1,602
38
25
63
90
90
180
1,602
38
25
63
90
90
180
240
10
6
16
23
23
46
1,362
28
19
47
67
67
134
In agreement with the Collier County TIS Guidelines and Procedures, significantly impacted roadways are
identified based on the proposed project highest peak hour trip generation (net external traffic) and
consistent with the peak hour of the adjacent street traffic. Based on the information contained in the
Collier County 2022 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway
network is PM.
Trip Distribution and Assignment
The traffic generated by the proposed project is assigned to the adjacent roadways using the knowledge
of the area and engineering judgement.
The site -generated trip distribution for the PM peak hour of the adjoining street is shown in Table 3:
Traffic Distribution for PM Peak Hour and is graphically depicted in Figure 2A: Project Distribution by
Percentage and Figure 213: Project Distribution by PM Peak Hour.
Trebilcock Consulting Solutions, PA P a g e 16
The Boat House SSGMPA and PUDZ TIS —June 2023
Table 3: Traffic Distribution for PM Peak Hour
. • N/A Radio Rd to access
100%
EB-67
WB-67
Radio Road 71.0 Radio Ln to Davis Blvd
60%
WB-40
EB-40
Santa Barbara Blvd to
Radio• • 71.0
40%
EB 27
WB-27
Radio Ln
Livingston Rd to Santa
Radio 70.0
Barbara Blvd
20%
EB-13
WB-13
Golden Gate Pkwy to
Santa Barbara Blvd 77.0
10%
SB-7
NB-7
Radio Rd
BarbaraSanta 78.0 Radio Rd to Davis Blvd
10%
NB-7
SB-7
Davis 16.2 Radio Rd to Collier Blvd
40%
WB-27
EB-27
Santa Barbara Blvd to
Davis 16.1
20%
EB-13
WB-13
Radio Rd
Note(s): *Peak hour, peak direction traffic volumes are underlined and bold
to be used
in Roadway Link
Level of Service
calculations. Peak Direction is taken from the Collier County 2022 AUIR.
**Radio Lane is not a Collier County monitored facility.
Trebilcock Consulting Solutions, PA P a g e 17
L
hoiEa Al PICBMIll CtMJITS I`Mtprl-il
B�Efk Ire L&Es E3:3! 1--.
ABC Driving Li a�: It& 10 wteA
I per mark*t St� 4 L III roemtfy SkVe
9 -,!,- t 9 Project
,.4ru. 0 Location
Je a::,9
F29M--1 Eim(K,13 k-11.1r"
RweA RO
9'rr-.aas Nme c,>nsuftlng
IrIPJay' Family FOI 6 GO/D
10% 411bi!: Club I
D r�db rIT! 1"11
L�u 0.14 M
D.
YYahnwt Sup!rcentvi rnr
LC�dar HEmmuek rt
a: T COU.MrW CiUb
t= lip
or Erida" At rok—
p, 0
Cr
Calus
ry
IT
Qpw Hope fi Thy9
M, rus-.rie- Vor60-in-i R;i
9 G[Jai How iu: l-. :d A
PWIMn L4nr, SNPI'01119--
Qaw Dar xwIOr.11Q 9 GLI N
fl)llier C4)Urdy �OMeZMC NEgile5 HEile-ge Gait k,
V & --DU
1AI)HrO L"Wev OAS)
Ora rD
00
rD
0-
0
0
0
Oo
0
0
0
D
w
aq
rD
u
m ¢ - T ;
ir
rr n Shoran A k Rskleball courts
Be:- 'IreC.MieS is � Fr�scanlsleAparnTrents Hay12sE�e4V;
ABC alving S=hocl : _ 1
Cracker Barrel
IX, 4f m4r'et '1 4 if
d Hei[F':7 Project Old COu;&yStvrr
ah r:ommon!E i .7 ED- 7,
NB-7, SB-7 p Location
91 T
p8d'G Rtl on]I ar. . _ _ ie•1 FAG G-
E13-1 3, D-I �r1-yFuno Alacas hlur&e 2cn_ultin9 i EB-27, WB-27 N
EB-40, U�B-�D � ao
r NB-7. S B-7 E. Q '
EB-1 .vim 13-lllrti;wllr'_P.9 m
lAs9$i
;ysT
rt
I�$ Di74 .
l r4rll �
Cr
Cr
Enclave At nfap6es
� Z.'ondoumir�rm. �
alas Ir ;
I I:f •r-
Pellcan Larr4'a `,NIF Colha
r Raw Oar and Gr111 'lk
Caller County6amest ,.@Die&meiitagerwr
r .., . $ CJuriLi y Club!
The Boat House SSGMPA and PUDZ TIS —June 2023
Background Traffic
Average background traffic growth rates are estimated for the segments of the roadway network in the
study area using the Collier County Transportation Planning Staff guidance of a minimum 2% growth rate,
or the historical growth rate from peak hour peak direction volume (estimated from 2008 through 2022),
whichever is greater.
Another way to derive the background traffic is to use the 2022 Annual Update and Inventory Report
(AUIR) volume plus the trip bank volume. The higher of the two determinations is to be used in the
Roadway Link Level of Service analysis.
Table 4, Background Traffic without Project illustrates the application of projected growth rates to
generate the projected background (without project) peak hour peak direction traffic volume for the
build -out year 2028.
Table 4: Background Traffic without Project (2022 - 2028)
2028 Projected
2028 Projected
2022 AUIR
Projected
Pk Hr, Peak Dir
Pk Hr, Peak Dir
cc
Pk Hr, Pk Dir
Traffic
Background
Background
Roadway
AUIR
Roadway Link
Background
Annual
Growth
Trip
Traffic Volume
Traffic Volume
Link
Link
Location
Traffic
Growth
Factor
w/out Project
Bank
w/out Project
ID #
Volume
Rate
(trips/hr)
(trips/hr) Trip
(trips/hr)
(%/yr)*
Growth Factor**
Bank***
Radio Ln to
Radio Road
71.0
650
2.00%
1.1262
732
130
780
Davis Blvd
Santa Barbara
Radio Road
71.0
Blvd to
650
2.00%
1.1262
732
130
780
Radio Ln
Livingston Rd
Radio Road
70.0
to Santa
1,580
2.00%
1.1262
1,780
30
1,610
Barbara Blvd
Santa
Golden Gate
Barbara
77.0
Pkwy to Radio
2,060
2.44%
1.1556
2,381
54
2,114
Blvd
Rd
Santa
Radio Rd to
Barbara
78.0
1,560
3.61%
1.2371
1,930
255
1,815
Davis Blvd
Blvd
Radio Rd to
Davis Blvd
16.2
1,250
2.00%
1.1262
1,408
326
1,576
Collier Blvd
Santa Barbara
Davis Blvd
16.1
Blvd to
840
2.00%
1.1262
946
158
998
Radio Rd
Note(s): *Annual Growth Rate — based on peak hour, peak direction volume (from 2008 through 2022), or 2% minimum.
**Growth Factor = (1 +Annual Growth Rate)6. 2028 Projected Volume = 2022 AUIR Volume x Growth Factor.
***2028 Projected Volume = 2022 AUIR Volume +Trip Bank.
The projected 2028 Peak Hour— Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which
is underlined and bold as applicable.
Trebilcock Consulting Solutions, PA P a g e 1 10
The Boat House SSGMPA and PUDZ TIS —June 2023
Existing and Future Roadway Network
The existing roadway conditions are extracted from the Collier County 2022 AUIR and the project roadway
conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that
are currently under construction or are scheduled to be constructed within the five-year Transportation
Improvement Plan (TIP) or Capital Improvement program (CIP) are considered to be committed
improvements. As no such improvements were identified in the Collier County 2022 AUIR, the evaluated
roadways are anticipated to remain as such through project build -out.
The existing and future roadway conditions are illustrated in Table 5: Existing and Future Roadway
Conditions.
Table 5: Existing and Future Roadway Conditions
CC
2022 Peak Dir,
2028 Peak Dir,
2022
Min.
2028
AUIR
Roadway Link
peak Hr
2028
Peak Hr
Roadway Link
Roadway
Standard
Roadway
Link ID
Location
Capacity
LOS
Capacity
Condition
LOS
Condition
#
Volume
Volume
Radio Ln to Davis
Radio Road
71.0
4D
D
1,800 (WB)
4D
D
1,800 (WB)
Blvd
Santa Barbara
Radio Road
71.0
Blvd to
4D
D
1,800 (WB)
4D
D
1,800 (WB)
Radio Ln
Livingston Rd to
Radio Road
70.0
Santa Barbara
4D
D
1,800 (EB)
4D
D
1,800 (EB)
Blvd
Santa Barbara
Golden Gate
77.0
6D
E
3,100 (NB)
6D
E
3,100 (NB)
Blvd
Pkwy to Radio Rd
Santa Barbara
Radio Rd to Davis
78.0
6D
E
3,100 (NB)
6D
E
3,100 (NB)
Blvd
Blvd
Radio Rd to
Davis Blvd
16.2
6D
E
3,300 (WB)
6D
E
3,300 (WB)
Collier Blvd
Santa Barbara
Davis Blvd
16.1
Blvd to
6D
E
3,300 (EB)
6D
E
3,300 (EB)
Radio Rd
Note(s): 2U = 2-lane undivided roadway; 41), 6D, 8D = 4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of Service.
Project Impacts to Area Roadway Network -Link Analysis
The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the
roadway links impacted by the project, which are evaluated to determine the project impacts to the area
roadway network in the future horizon year 2028. The Collier County Transportation Planning Services
guidelines have determined that a project will be considered to have a significant and adverse impact if
both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the
project and for the link adjacent to the link directly accessed by the project; 3% for other subsequent links
and if the roadway is projected to operate below the adopted LOS standard.
Trebilcock Consulting Solutions, PA P a g e 1 11
The Boat House SSGMPA and PUDZ TIS —June 2023
Table 6: Roadway Link Level of Service (LOS) — with Project in the Year 2028 illustrates the LOS traffic
impacts of the project to the area roadway network. Based on the Collier County Transportation Planning
Services guidelines, this project does not have a significant and adverse roadway impact.
The proposed development is not located within the Collier County's Transportation Concurrency
Exception Area (TCEA). However, the proposed development is situated within the County's designated
East Central Transportation Concurrency Management Area (TCMA).
The East Central TCMA is illustrated in GMP Transportation Element Map TR-6 as depicted in Appendix D:
Transportation Element Map TR-6.
In agreement with Policy 5.7 of the Transportation Element, the TCMA concurrency is measured on a
system -wide basis such that each TCMA shall maintain 85% of its lane miles at or above the LOS standards.
Based on the information contained in the 2022 AUIR, the East Central TCMA percent lane miles meeting
standard is 100%. Refer to Appendix E: 2022 AUIR — TCMA Report — East Central TCMA.
As illustrated in the Policy 5.8, transportation mitigation may be required when the proposed
development will impact either a constrained roadway link and/or a deficient roadway link within a TCMA
as determined in the most current Annual Update and Inventory Report (AUIR), by more than a de minimis
amount (more than 1% of the maximum service volume at the adopted LOS), yet continue to maintain
the established percentage of lane miles indicated in Policy 5.7 of the GMP Transportation Element.
Based on the traffic projections illustrated in Table 6, the impacted roadway network meets the Collier
County transportation concurrency requirements. In addition, the TCMA concurrency (percent lane miles
meeting standard) for the affected roadway segments is adequate.
Policy 5.1 of the Collier County Transportation Element of the Growth Management Plan (GMP) states
that "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."
Trebilcock Consulting Solutions, PA P a g e 1 12
The Boat House SSGMPA and PUDZ TIS —June 2023
Table 6: Roadway Link Level of Service (LOS) — with Project in the Year 2028
2028 Peak
Roadway
Min LOS
Min LOS
CC
2028 Peak
/o Vol
Dir, Peak
Link, Peak
exceeded
exceeded
Roadway
AUIR
Roadway Link
Dir, Peak Hr
Capacity
Hr
Dir, Peak Hr
without
with
Link
Link ID
Location
Capacity
(Project Vol
Volume
Impact by
Project?
Project?
#
Volume
Added)*
w/Project**
Project
Yes/No
Yes/No
Radio Lin to Davis
Radio Road
71.0
1,800(WB)
WB-40
820
2.2%
No
No
Blvd
Santa Barbara
Radio Road
71.0
Blvd to
1,800(WB)
WB — 27
807
1.5%
No
No
Radio Ln
Livingston Rd to
Radio Road
70.0
Santa Barbara
1,800 (EB)
EB-13
1,793
0.7%
No
No
Blvd
Santa
Golden Gate
Barbara
77.0
3,100 (NB)
NB-7
2,388
0.2%
No
No
Pkwy to Radio Rd
Blvd
Santa
Radio Rd to Davis
Barbara
78.0
3,100 (NB)
N13-7
1,937
0.2%
No
No
Blvd
Blvd
Radio Rd to
Davis Blvd
16.2
3,300(WB)
WB — 27
1,603
0.8%
No
No
Collier Blvd
Santa Barbara
Davis Blvd
16.1
Blvd to
3,300(EB)
EB —13
11011
0.4%
No
No
Radio Rd
Note(s): *Refer to Table 3 from this report.
**2028 Projected Volume = 2028 background (refer to Table 4) + Project Volume added.
Site Access Analysis
The project proposes two full access driveway connections to Radio Lane. For more details refer to
Appendix A: Project Master Site Plan.
Collier County's roadway network is comprised of state, county, city and privately maintained roadways.
Roadways are generally classified as Arterial, Collector or Local. Access management is the design of
access between roadways and land development. It promotes the efficient and safe movement of people
and goods by reducing conflicts on the roadway system. The latest adopted Access Management Policy
for Collier County is depicted in Resolution No. 13-257, as amended.
Radio Lane, which is classified as a local street, is the facility accessed directly by the project. This stretch
of Radio Lane is a two-lane roadway with a striped median. Radio Lane, as a local street, is considered a
class 7 facility. The minimum connection spacing is 125 feet from Resolution No. 13-257. In agreement
with the provisions illustrated in the Collier County ROW Handbook, Standard Road Detail Sheet 6 of 26,
the intersection corner clearance should provide a minimum length of 180 feet.
A detailed operational analysis of the proposed site access points will be performed at the time of site
development permitting/platting to evaluate any required access modifications.
Trebilcock Consulting Solutions, PA P a g e 1 13
The Boat House SSGMPA and PUDZ TIS —June 2023
Improvement Analysis
The concurrency analysis determined that the proposed project is not a significant and adverse traffic
generator for the roadway network at this location. There is adequate and sufficient roadway capacity to
accommodate the proposed development without adversely affecting adjacent roadway network level of
service.
The maximum total daily trip generation for the PUD shall not exceed 134 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.
Mitigation of Impact
The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are
issued for the project.
Trebilcock Consulting Solutions, PA P a g e 1 14
The Boat House SSGMPA and PUDZ TIS —June 2023
Appendix A:
Project Master Site Plan
Trebilcock Consulting Solutions, PA P a g e 1 15
.N
PENINSULA
1 ��• z '
-� THE BOAT
HDUSE
#�� RNOIOWIEfRlUC R4N1
._____________________,
------------
I
I t dY.
+F
i m97C714_EF RE7�51 I'
op
I
I�
I
I.
I
. I
t,
The Boat House SSGMPA and PUDZ TIS —June 2023
Appendix B:
Initial Meeting Checklist (Methodology Meeting)
Trebilcock Consulting Solutions, PA P a g e 1 17
The Boat House SSGMPA and PUDZ TIS —June 2023
tNITI21i. NNE T11NG (MECKLIST
Suggestion: Use this Appendix as a ►vorksheet to ensure that no important elements
are overlooked. Cross out the items that do not apply, or :NIA (riot applicable).
Date: Alai 15. 2023. Revised May 31, 2023 Tune: N.(A
Location: N: A — Via Emat I
People Attending:
Dann, Organization, and Tclephonc Numbers
1) Nlicflael Sawyer. C.vllicrC'nunla CirOWIll Manaketnenl 1)ivisioti (2391 252-2926
2) Darid Dratnnl. TCS (239) 566-9551
Studs' Prenarer:
Prepamr s Namc and Title: David I)ratnol, PF:
OTganizatiort- Trebilcocls Cc?nsulling SOIL60115. PA
Address & Telephone Number: 2800 Davis Boulevard. Suite 200. Naples_ FL 34101. P.
239-566-9551
ReNien er(s).
Reviewer's Name & Title: Michael Sanyer. PF
Organization & Telephone Ntunber: Gyro ah Management Division
239-252-2926
Annlicant
Appliewit's Naune: Jessica Ilaurclson, AICP, Peninsula Em-ginccring
Address: 2600 Golden Crate Parkway- Niples_ FL 34105
Telephone Number: 239-406-6751
Proposed Development:
\acne' 111e Boat Iluuse PUDZ GMI'A
Location: At the comer of Radio Lane. Radio Road and Davis Boulevard. Collier County
Florida (refer to Figure l),
l iuld 1ISe 'rVpe: Boat sales and service. or other coinlnercial
ITE Code Most comparable use for boat sales and service is LUC 842 Recreational
Vehicle Siflos mr Institute of 'Transportation Engineers (I'I 1!) 'trip GL!ncralinn Manual,
1 Ilh Edition LUC: 822 Strip Retail l'la .a ('=40K) for commercial.
Description; T11e proposed dzvclapmenl consists of a boat sales building and beat
nlaintenanco building, totalinp_ 20,000 square feet nn a 3.5 acrc parcel wit] l alIowancc Cor
C-3 pennittzd and conditional uses. Under the C-3 permitted uses. the llip lest use is a strip
retail plaza. The size of the sinp retail plaza. will be based on t0,000 sfper acre. totaling
35,000 sf.
Pag¢ 1 ❑F6
Trebilcock Consulting Solutions, PA P a g e 1 18
The Boat House SSGMPA and PUDZ TIS —June 2023
Figure 1— Project Location Map
Zoning
Existing: C-3 Commercial Intermediate District
Comprehensive plan recommendation: CC=3
Requested: GMPA-PUDZ, and retaining the C-3 permitted and conditional uses.
Findings of the Preliminary Study:
Since projected new net extemal AM or PM project traffic is more than 100 two-way veak
hour trips, this study gualifies as a Major Study.
The TIS shall be consistent with Collier County TIS Guidelines and Procedures.
Proposed TIS will include trip generation, traffic distribution and assignments, significance
test (based on 20/I2%I3% criteria).
Trip Generation — ITE Trip Generation Manual, 1 Ith Edition and ITE Trip Generation
Handbook, 3rd Edition. Internal capture is not considered. Pass -by is not considered for
the analvsis of the boat sales and service, but is considered for the strip retail plaza.
The TIS will determine if there is consistency with Policv 5.1 of the Transportation
Element.
The report will provide the existing Level of Service (LOS) and document the impact the
proposed development will have on designated arterial and collector roads.
Roadwav concurrencv analvsis — based on estimated new net external PM traffic.
The analyzed development is not located within the Countv's Transportation Concurrency
Exception Area (TCEA), but is located in the East Central Transportation Concurrency
Management Area (TCMA). The TCEA and TCMA designations are provided in Policy
5.4 and 5.6 of the Transportation Element of the Growth Management Plan.
Page 2 of 6
Trebilcock Consulting Solutions, PA P a g e 1 19
The Boat House SSGMPA and PUDZ TIS -June 2023
The project pmposes two driveways to Radio L-mc. Site access is evaluated bused on the
adopted Collier County Access Mvta remem Poliev.
Study T)pe: ( f not net increase, operational shidy)
Small Scale TIS ❑ XfinoT TTS ❑
Mator TIS
Study Area:
Bounndarics: Uiac,.-nt streets - Radio Road and Day. is I3oulcYard
Additional unterseel ions to be malyzad: N;A
Build Out Year: 202E
Planning I Imiron Year: 202R
Analysis Time Period(s): A -I/PM Peak Hour
Future OfF Sitt Developments: NIA
Sourcc of'rrip Generation hates; ITE' Trip Cienerttion Manual I•I'OM f. l I "' hdkion
Reductions in 'trip Generation Rates_
None; NIA
Past -by trips: NjA
Internal trips: 'j
Transit use: Iti A
Other: N/A
Horizon Year Ron dway Net►►erk Improvemcuts: 2028
Methodoiou & .Assumptions:
Non -site tragic estimates: Collier County traffic counts and 2022 ALTIR.
Silt -trip generation: OTISS ITF TGM. 1 lm Edition,
Trip distribution method: knowledge of the area and engineering judgement - refer to
Fieure 2.
Traffic assignment method: Project trip Perneration with hack- ound growth.
Traffic groiNl n rate: IIistorical growth rate or 21.1 unitninnun.
liu7rittg movem tts: Yrelitnittar4' site access tunYtutg 1110venictits.
Pagc 3 ol-6
Trebilcock Consulting Solutions, PA P a g e 120
�P,u:rs al Aicklehall caln;� .
8erl!Shl[e L;�2 ,p
A DCDTMM &hocl
per ►faaket �51.�,. - 2 9
:�cmmnns - 13a r
fie_: • �' Md4W fi4°.�
InPtayr Famll•] Fud� � � q Wno[i 5 NIP;g f?m aulfiIg
HwtlPipx zples�
project
Location
Lou eat
Cedd, Hammock
C�ntry Clvh� c
sbdy
� . aattonat ,
�I Enclave Ai Naples
_
I� Candcminkm
l alu5
fary 01 nl � � -
k
2aflp Wnlca'
Pelican lgrryF
Raw aw anti cYlll� •
c4flE•t *lapses Hmtag- l-3."
A'llmolS v]cn;DP.Sj 8t:c�nuy Clib
- .LaplesEaati-
Cmeker 9arrel
Old ckint?y Sim e
ear 919
marathc eY. nq
� RCN
C1,111s:ir•II8 BarV/ �•
7 �
wa[mart 5upercenter y
= b
�S
n
The Boat House SSGMPA and PUDZ TIS —June 2023
Special Feattires: [from preliminary study or prior experience)
Accident locations: NIA
Sight distance: N/A�
Queuing: N/A
Access location & configuration: NIA
Traffic controt: MLITCD
Signal system location & progression needs: NIA
On -site parking needs: N/A
Data Sources: Collier County traffic counts and 2022 AUIR.
Base maps: NIA
Prior study reports: NIA
Access policy and jurisdiction: N/A
Review process: NIA
Requirements: NIA
Miscellaneous: NIA
Small Scale Study —No Fee
Minor Study - $750,00
Major Study - $1,500.00 X
Methodology Fee $500,00 Y
Includes 0 intersections
Additional Intersections - $500.00 each
AU fees will be &,greed to doting the Methodologi, meeting and must be paid to T'runsporialiai: prior to
ourslgn-affon the application.
SIGNATURES
payLic nrat"L
Study Prcparer--David Dratnol
Reviewer(s)
Applicant
Page 5 0176.
Trebilcock Consulting Solutions, PA P a g e 122
The Boat House SSGMPA and PUDZ TIS —June 2023
Cotiicr County
Traffic Impact Study Review Fee Schedule
Fees will be paid incrementally as the development proceeds: Nkthodology Review, Analysis
Rcvic kv- and Suflicicncy Rcvicws. I~ccs for additional meetings or oth"r optional scrvie s arc also
providt:d Mow.
Methodology Review - $500 Fee
Methodology RL-6ew includes it -view of a submitted methodology statement, including review of
submitted trip generation estimates] distribution assignment, and review ofa "Small Scale Study"
determination. written approval/comments on a proposed methodology statement, and written
contirinatian of a re -submitted, amended methodology statement. and one meeting in Collier
County, if needed.
"Small Scale Study" Review - No Additional lee [includes one suFficiencv re►•iew)
Upon approval of the methodology review. die applicant may submit the study. The review
includes: a concumency determination, site access inspection and confirmation of the study
compliance with hip generation. distribution and maximum dweshold compliance.
"Nliuor Study Review" - $750 Fee (Includes one sulTcioncy review)
Review of the submitted traffic analysis; include;: optional field visit to site, confirmation of trip
generation. distribution, and assignment, concurrmcy detenninalion, confn-mation of committed
improvements, re6cA of traffic volume data collected/assc-mbled, review of off -site improvements
within the right-of-cvay, review of sile access and circulation, and preparation and review of
"suCrcieney" cornraentsi/questions.
"Tutor Study Review" - $1,50I1 Fee (Includes two iill ersection ansdysis and two sufficiency
reviews)
Review of the submitted traffic analysis includes: Feld visit to site. confirmation of trip ben era lion,
special trip generation and/or trip length study, distribution and assigzment, concurrency
determinalion, confirmation of commillvil improvements, review of traffic volume data
collected/assembled, review of traffic growth analysis, review of off -silo roadway operations and
capacity analysis_ review of site access and circulation, neighborhood tragic intrusion issues, any
necessary improvement proposals and associated cost estimates, and preparation and review of up
to two rounds of "sufficiency" conim critsi questions and/or recommended candi6ons of approval,
"Ad dititin aI intersection Review" - 5500 Fri
/lie revkn% of addilionaI intersections shall include the same parameters as outlined in the -Major
Studv Review" and shall apply to eiich interser_tion above the first two intenccti❑ns included in the
"'Nt'j❑r Study Review°,
"Additional Sit Fri ciency Reviews" - 5500 Fee
Additional sufficiency mvicws bcyondthosc initially included in the appropriate study shall require
the additional Fee prior to the completion of the rcvic%v.
Page 6 of-6
Trebilcock Consulting Solutions, PA P a g e 123
The Boat House SSGMPA and PUDZ TIS —June 2023
Appendix C:
Trip Generation Calculations ITE 11th Edition
Trebilcock Consulting Solutions, PA P a g e 124
The Boat House SSGMPA and PUDZ TIS —June 2023
Land Use: 842
Recreational Vehicle Sales
Description
A recreational vehicle (RV) sales dealership Is a free-standIng facility th7at specialises in the sales of
Mew Mi- aeCreelionSl ,+ehlcle services, parts arrd accessories selesr and substartla1 Used RV tales
may also be available_ ISorne RV dealerships may also ind,fde boat sales and servicing. Automabile
sales {new} (Land Use 840) and autorn6bliegales (used) (Land lase 94 1) are related uses.
Additional Data
The tech rucal appendices PFovIdesupporting information on tirr"-day distributions far this
land use. The appendices can be accessed through elther the iTETripGen web app or the trip
generatl0n resource page on the ITE website (https:{}www.ile.Urg�teuhnrcal-resources{toplcsJtrip-
and-parkl q:ganerabon!},
The sites were surveyed lri the 2000s and the 2010s in Florlda and Texas.
Source Numbers
721,881
M General Urbawsuburbarl and RUPal (LarFd Usese0& 494) 291
Trebilcock Consulting Solutions, PA P a g e 125
The Boot House SSGMPA and PUDZ TIS -June 2023
Land Use: 822
Strip Retail Plaza (<0
Description
A stfip retail pla23 Is an integrated trcup sf coMmrercial establishments that is plar)r*d,
deveToppd, owned, and managed as a LiriIt. Each study site in this Iand use has less than 40,000
Square Feet of gross leasable aFea (GLA). Because a strip retail plaza bs open-air, the GLA is the
Sarre as the gross floor area of the bulid ing-
The44,000 aqua re feet GFA threshold between stnp retail plaza and shopping plaza (Land Use
921) was selected based on an examination of the overall shopping center/plaza database. No
shopping plaza with a supermarket as its arnchcr is smaller than 40,000 square feel isL4.
Shopping canter (x150k) (Land use 820), shopping plaza (40-150k) (Land use 821). and factory
outlet center (Land Use 823) :are related uses-
Mditional Data
The tech nieal appendices provide supporting information on time-af-day distributions for thia
land use- The appendices car) be accessed through el[her the ITETripGen web app or the trip
generation resource page on the 17E weGsee {https=l}vrww.Ike,ort Jtechnlcal-resourcesltoplcsitrlp-
andparking- e�era..on}}.
Tice sites were surv&yed;n the 1900s, the 199f}sr the 2000s, and the =Gs In Albe'da (CAN},
Cal Ifornta, Delaware, F16FIda, New Jersey, Crtiari0 (CAN), South Dakota, Vermont, Washin glon, and
Wisconsin.
Source Numbers
304. 3 53, 42 . 423, 431, 50 J, 115, }2B, 936, 960, 961. 974, 1 QD9
221L Trrp Gereraborn Manual TTth Edltlon - VDIdime S
NEW
Trebilcock Consulting Solutions, PA P a g e 126
TrebllCock Consulting 5ahrtl()n5
The Boathouse
4eu W e Mo- d *ear w Rnaau ¢
L47Pi+7(F
m 9Fr4WKLInIAftAOiNErhK!k
SI M ATfaEAMU"SM rMWkTW.
:Aaea[uaIWN-Je Sorts
10
519/2023 3'0 5 PM
1w
krn.2e'r ps Waya4%dacmn 9q 30 7LG
&xm IWP4G ThW +a t0 iC
Mew\Yhldc TMW
Generated ByOT155 Pro a2.1
Trebllcock Cc m u Itl ng Scltn Ions
The Doathuuse
Sxr-wo HrMe AM I.-1 Neur 4hirec+p
Ny Ph ace 4m doYr fl %! M"e C
AnawL•Alow
'Han,hy
fuSE WE S FM J elpM UTAl WIM TKI
Ei YMiIf7lGAAMLWa KM M91M Tlhf►f
d4.! . -AKY4dfm.1 why A4.
0
832 5ereo,ami VOidesfu
519123O:23 3 a05 PM
Ebrm.l M hiel t
Hiw'iihtlt TAPc 8 - 4
Generated By OTI55 Pro V2,1
2
Trebllcock Comul#Ing Solutlonk The Boathouse 5J9 023 3705 PM
Sxnale4we *MdhihHar m„ Grow.
Ue x Rh+w a the dd Yr di 8
dn4434,woM
VmrHiry
" Mk" i m voi PU CHAM TfMML
f 9 ifim L ftl Ed%um Sr IE Ff q!k* 7Ht9
SeReu9rna1 vdl-Q Siec
i 1 L
*tw- r ys w4c a goic ]6
Lamolvoldh hpo- 3 LY 16
ewrihtk TMR i sd
Generated By OT155 Prio V2.1
3
Trebilcock Consulting Solutions The Boat House - C3 6/5/2023 3:26 PM
Scenario Name', Weekday User Group',
D— phase'. 1 No. of Vears to Project 0
Traffic
Analyst Note',
Warning',
BASELINE SITE VEHICLE CHARACTERISTICS:
ESTIMATED BASELINE SITE PERSON TRIPS:
-Strip Retail Plaza (<40k)
I[ L
LAND USE GROUP ASSIGNMENT:
822 -Strip Retail Plaza (c40k) Retail
BALANCED PERSON TRIPS;
LT �
INTERNAL PERSON TRIPS:
822 -Strip Retail Plaza (<40k)
Internal Pelson Trips Frorn Entry Exit Total
Total Internal Pe rson Trips D D D
Generated By OTISS Pro v2.1
Trebilcock Consulting Solutions The Boat House - C3
INTERNAL VEHICLE TRIPS AND CAPTURE:
822 -Strip Retail Plasa (<40k)
6/5/2023 3:26 PM
Total Internal Person Trips
1 0
1 0
1 0
Vehicle Mode Share
100%
LOOM
Vehicle occupancy
1.00
1.00
Total Vehicle Internal Trips
0
0
0
Total External Vehicle Trips
801
801
1 1602
Internal Vehicle Trip Capture
V.
0%
1 V.
Site Total,
Vehicle Trips Before Reduction
Entry
801
Exit
801
Total
1602
Internal Vehicle Trips
0
0
0
External Vehicle Trips
801
801
1602
Internal Vehicle Trip Capture
0%
0%
0%
Pass -by Vehicle Trips
120
120
240
Diverted Vehicle Trips
0
0
0
Extra Reduced Vehicle Trips
0
D
0
New Vehicle Trips
681
681
1362
Generated By OTISS Pro v2.1
Trebilcock Consulting Solutions The Boat House - C3 6/5/2023 3:26 PM
Scenario Name. AM Peak Hour
Dev. phase. 1
Analyst Note,
Warning.
BASELINE SITE VEHICLE CHARACTERISTICS:
ESTIMATED BASELINE SITE PERSON TRIPS:
User Group.
No. of years to Project
LAND USE GROUP ASSIGNMENT:
822 -Strip Retail Plaza �1401,) lReta
BALANCED PERSON TRIPS:
INTERNAL PERSON TRIPS:
822 -Strip Retail Plaza (c41)k)
Internal Person Trips From Entry Exit Total
7otallnternal Person Trips D D 0
Generated By OTISS Pro v2.1
Trebilcock Consulting Solutions The Boat House - C3
INTERNAL VEHICLE TRIPS AND CAPTURE:
922 -Strip Retail Plaza (c40k)
6/5/2023 3:26 PM
Total Internal Person Trips
1 0
1 0
1 0
Vehicle Mode Share
100%
1 100%
vehicle Occupancy
1.00
1.00
Total Vehicle Internal Trips
0
0
0
Total External Vehicle Trips
38
25
63
Internal Vehicle Trip Capture
py
0%
W.
vehicle Trips Before Reduction
38
25
63
Internal Vehicle Trips
0
0
0
External Vehicle Trips
38
25
63
Internal Vehicle Trip Capture
0%
0%
0%
Pass -by Vehicle Trips
10
6
16
Diverted Vehicle Trips
0
0
0
Extra Reduced Vehicle Trips
0
0
0
New Vehicle Trips
28
19
47
Generated By OTISS Pro v2.1
Trebilcock Consulting Solutions
Scenario Name: PM Peak Hour
0ev. phase: 1
Analyst Note:F-
Warning:
BASELINE SITE VEHICLE CHARACTERISTICS:
ESTIMATED BASELINE SITE PERSON TRIPS:
Strip Retail Plaza (1401,]
The Boat House - C3
User Group,
No. of Years to Project C
Traffic
6/5/2023 3:26 PM
r r r
LAND USE GROUP ASSIGNMENT:
922 - Strip Retail Plaza (<40k) Retail
BALANCED PERSON TRIPS:
INTERNAL PERSON TRIPS:
822 - Strip Retail Plaza (a40k)
Internal Person Trips From Entry Exit Total
Total Internal Per son Trips 0 0 0
INTERNAL VEHICLE TRIPS AND CAPTURE:
822 - Strip Retail Plaza (<40k)
Total Internal Person Trips
a
0
0
Vehicle Mode5hare
100%
100%
vehicle Occupancy
1.00
1.00
Total Vehicle Internal Trips
0
D
0
Total External Vehice Trips
90
90
180
Internal Vehicle Trip Capture
01Y.
W.
09Y.
Generated By OTISS Pro v2.1
5
Trebilcock Consulting Solutions
The :..
PASS-81' VEHICLETRIP REDUCTION
`mods
External Vehicle Trips
Pass -by Vehicle Trip % Pass-hy Vehicle Trips
_ __ _
Entry
Exit
Entry (°io) Eeit �%) Entry Exit
DIVERTED VEHICLETRIP REDUCTION
External Vehicle Trips
Diverted Vehicle Trip % Diverted Vehicle Trips
Land Use
-
Entry
ExiT
Entry j%) Exit ��) Entry Exit
EXTRA VEHICLETRIP REDUCTION
�Extemal -(Pass-by+0iverted)�Vehicle
Trips
Extra Vehicle Trip Reduction% Extra Reduced Vehicle Trips
and Use
rb
Entry
Exit
Entry%) Exit ��) Erttfy Exit
Ni
Ni
LU
vehicle Trips Before Reduction
90
90
180
Internal Vehicle Trips
0
0
0
External Vehicle Trips
90
90
180
Internal Vehicle Trip Capture
0%
0%
0%
Pass -by Vehicle Trips
23
23
46
Diverted Vehicle Trips
0
0
0
Extra Redueed Vehide Trips
0
0
0
New Vehide Trips
fit
71
134
Generated By OTISS Pro v2.1
The Boat House SSGMPA and PUDZ TIS —June 2023
Appendix D:
Transportation Element Map TR-6
Trebilcock Consulting Solutions, PA P a g e 136
rL
J
�
J
10
a
PINE Fd 1PINE RIDGE Rd EXT
I I Ir0 —-JI II I`'r.l_GREEN $LVI]j
t118uQio - JAPEid,-
;Ow Nti ld�T•i�y
LLI
OL
+ 4L_OEN GATE P_KY — wi _ —
I
T'I
RADIQ RO
{DAVIS BLVD I �
TR - 6
F-I Central Transportation Concuirrency
Management Area (T MA)
k �
W�F
0 4.254.5 s 1 1.5
Miles
;24 WAIMPI @FRI YANG. MCP
The Boat House SSGMPA and PUDZ TIS —June 2023
Appendix E:
2022 AUIR - TCMA Report - East Central TCMA
Trebilcock Consulting Solutions, PA P a g e 138
Allos*fleM 1
1cw.n'ae� ;
<aV {i; 'T'y
tastCelnral fC6*A
MOW
aEwawrnl
rys4r�.l_ i
Y+Cfw.
uegn
nynrs
as koft
tr■NffilLjk
VIC-MIA
14[1
4w'.-p0WR'.&M
uwtw GJax-dopd
obrdly EWn RW
]?5
171
4
0$?
5$3
160
ua w 2tw Md
Carty Ban Rcaa
Sara Ba6p E kU wrc
_ Fi
0 Fe
4
3 O2
3 01
161
Lind Bcrile &O
f w" 94rGaa Fld.Fwon
Ra= R d
2 62
t
1571
1571
16,2
Day*RoAftwa
gwwRd
CaElwNwwraa
232
}
1395
13M
W;l
whm ;W*FWm
R4
=75
494
147
a
11i�
1142
210
Cladvn(Wx-wkwey
-78
£r4 Bwba E9ou wma
0E2
101
G
607
6A7
226
C�Aaw} ra; . -
Srte gat=`i G*J4 a %
6040r uwQrm
0 m
t 21
1
a"
0 R4
27O
Smae kmtra Rx&war
Cdlw Bcdwmd
OFF
199
2
399
399
31,2
"AorBuiftwu
PIrrtRigyN*m
Gmwl@wjwdwa
041
om
a
529
L2E
.%2 1
-Ww U* JWwd
-3rw Ek*A x0
G V &M "
063
106
4
# 24
# 24L
322
001M 94LN and
€dd� Orid�
4ddnl3AWkUn Card
0w
101
4
404
404
323
Glom-2m ob.� .
.75
060
oC.S
6
520
520
12 C,
I =c,y.,ud
1-78
ftd o axoowd
;7
G 6A
447
4 47
49 0
tea- Sa.brad
phw m djo Rod
01 E ~d
0 w
035
4
3 SS
3 w
510
LI'.InownFomd
Fir*RLdoo RGF7
OddSM Olaf prlyray
048
tea
F
1559
1564
% 0
LitirQmbonFked
addn Qmm paprrr
RadDRcad
O 5E
141
G
9 44
13"
1572
mil'. m*,wFxm
Lmruypw pa
L?5
_ 7#
229
u
1320
1320
489
- - FLwC
-75
LgWftJowd
QW
ow
€
647
447
FO 0
-:.o Roitl
LklrvmtcnRcm
twu e a BW waa
099
21Do
3
7 9S
799
io-]aF4Crc7
:a�taYli$hlevatl
DYn4dWMrta
0#3
131
1
S r
536
"mart'n Re1,woa
OAM+1ftJd4V!
Q~OF4F rwoway
473
179
1 a
681
wab.pwG
Glow,OMSFteWr+
+4albFbaa
Oft
14
&43
. BpJr.Mr
F4b!aRea4
4e+1ffame'4
05ii
106
A
4S7
437
•
.=re rb Ras2
awet'ad
CM r Pwav d
072
1 m
#
7 A3
7 L3
an
lljLa
I I&L"
Te W S M4 Idea: 1na6
Lade soles crlA4 yJc' id2{.5
Vr,7F1'r Lm*WE*L +"&I$Wddfd. ipaa%
v
oc
rD
w
1.0
1lv.r Rro bomw-R..1 l ohs tong lmkdlq tmbr e, LTodl mpe.rt
F."
THE BOAT HOUSE PARCEL
Environmental Data for PUDZ/GMPA
SECTION 3, TOWNSHIP 50 SOUTH, RANGE 26 EAST
COLLIER COUNTY, FLORIDA
Prepared For:
Collier County Growth Management Division
At Gpy4Ay 2800 North Horseshoe Drive
Naples, FL 34104
Prepared By:
Earth Tech Environmental, LLC
10600 Jolea Avenue
Bonita Springs, FL 34135
EARTH TECH
239.304.0030
ENVIRONMENTAL
www.eteflorida.com
May 2023
Environmental Data for PUDZ/GMPA
EXHIBITS
Figure 1 Location Map
Figure 2 Aerial with FLUCCS Map
Figure 3 Site Plan
APPENDICES
APPENDIX A Earth Tech Environmental Staff Qualifications
APPENDIX B Protected Species Survey
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
INTRODUCTION
The purpose of this document is to satisfy the Environmental Data requirements (LDC Section 3.08.00) for
a Planned Unit Development Zoning (PUDZ) and GMPA (Growth Management Plan Amendment) for the
parcel referred to as The Boat House Parcel (Subject Property). This information is in response to the items
in the PUDZ/ GMPA Pre -Application Notes as provided by Collier County.
PROPERTY LOCATION
The Subject Property for this report consists of two parcels (Folios: 00399200003, 00399320006) located
off the north corner of Davis Boulevard and Radio Road in Collier County, Florida. According to the Collier
County Property Appraiser GIS data, the Subject Property totals approximately 3.51 acres. See Figure 1
below for a location map.
Figure 1. Location Map
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
ENVIRONMENTAL DATA CHECKLIST
See page 3.A.3 of Collier County Pre-App Notes
1. Provide the EIS fee if PUD or CU.
If applicable, see enclosed fee included with application.
2. WHO AND WHAT COMPANY PREPARED THE ENVIRONMENTAL DATA REPORT? Preparation of
Environmental Data. Environmental Data Submittal Requirements shall be prepared by an
individual with academic credentials and experience in the area of environmental sciences or
natural resource management. Academic credentials and experience shall be a bachelor's or
higher degree in one of the biological sciences with at least two years of ecological or biological
professional experience in the State of Florida. Please include revision dates on resubmittals.
This report was prepared by Earth Tech Environmental LLC. See Appendix A for staff qualifications.
Identify on a current aerial, the location and acreage of all SFWMD jurisdictional wetlands
according to the Florida Land Use Cover and Forms Classification System (FLUCFCS) and include
this information on the SDP or final plat construction plans. Wetlands must be verified by the
South Florida Water Management District (SFWMD) or Florida Department of Environmental
Protection (DEP) prior to SDP or final plat construction plans approval. For sites in the RFMU
district, provide an assessment in accordance with 3.05.07 F and identify on the FLUCFCS map the
location of all high -quality wetlands (wetlands having functionality scores of at least 0.65 WRAP or
0.7 UMAM) and their location within the proposed development plan. Sites with high quality
wetlands must have their functionality scores verified by the SFWMD or DEP prior to first
development order approval. Where functionality scores have not been verified by either the
SFWMD or DEP, scores must be reviewed and accepted by County staff, consistent with State
regulation.
See Figure Z Aerial with FLUCCS Map and vegetation descriptions below.
Earth Tech Environmental, LLC www.eteflorida.com
ill
Environmental Data for PUDZ/GMPA
�h
' " "Subject Subject Property
���111111 FLUCCS Mapping
1 411-E2. Pine Flatwoods (26-50% Exotics)
624-E2. Cypress - Pine - Cabbage Palm (2"0% Exotics)
Figure 2. Aerial FLUCCS Map
FLUCCS 411-E2, Pine Flatwoods (26-50% Exotics)
This community is found in the majority of the Subject Property. The canopy consists of slash pine (Pinus
elliottii), cabbage palm (Sabal palmetto), and *earleaf acacia (Acacia auriculiformis). Mid -story consists of
saw palmetto (Serenoa repens), cabbage palm, laurel oak, *java plum (Syzygium cumini) and *Brazilian
pepper (Schinus terebinthifolia). Ground cover consists of slash pine recruitment, bracken fern (Pteridium
aquilinum), common ragweed (Ambrosia artemisiifolia), *Caesarweed (Urena lobata) and *shrubby false
buttonweed (Spermacoce verticillate). Vines are present throughout the property in relatively low densities
and include grapevine (Vitus rotundifolia), eastern poison ivy (Toxicodendron radicans), and greenbrier
(Smilax spp.).
FLUCCS 624-E2, Cypress — Pine — Cabbage Palm (26-50% Exotics)
This community is found in the southern corner of the Subject Property. The canopy consists of slash pine,
cabbage palm, bald cypress (Taxodium distichum), laurel oak (Quercus laurifolia), and *melaleuca
(Melaleuca quinquenervia). Mid -story consists of coco plum (Chrysobalanus icaco), saw palmetto, cabbage
palm, laurel oak, and *Brazilian pepper. Ground cover was void of vegetation. Vines are present
throughout the property in relatively low densities and include grapevine, eastern poison ivy, and
greenbrier.
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
4. SDP or final plat construction plans with impacts to five (5) or more acres of wetlands shall
provide an analysis of potential water quality impacts of the project by evaluating water quality
loadings expected from the project (post development conditions considering the proposed land
uses and stormwater management controls) compared with water quality loadings of the project
area as it exists in its pre -development conditions. The analysis shall be performed using
methodologies approved by Federal and State water quality agencies and must demonstrate no
increase in nutrients (nitrogen and phosphorous) loadings in the post development scenario.
Not applicable, the Subject Property does not contain more than five (5) or more acres of wetlands.
5. Where treated stormwater is allowed to be directed into preserves, show how the criteria in
3.05.07 H have been met.
The project will be permitted through the SFWMD once the PUDZ/GMPA is approved. The specifics of
the water management system will be determined at that time.
6. Where native vegetation is retained on site, provide a topographic map to a half foot and, where
possible, provide elevations within each of the FLU CFCS Codes identified on site. For SDP or final
plat construction plans, include this information on the site plans.
See Master Plan.
7. Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit
biological communities similar to those existing on site. The survey shall be conducted in
accordance with the guidelines or recommendations of the Florida Fish and Wildlife Conservation
Commission (FFWCC) and the U.S. Fish and Wildlife Service (USFWS). Survey times may be
reduced or waived where an initial habitat assessment by the environmental consultant indicates
that the likelihood of listed species occurrence is low, as determined by the FFWCC and USFWS.
Where an initial habitat assessment by the environmental consultant indicates that the likelihood
of listed species occurrence is low, the survey time may be reduced or waived by the County
Manager or designee, when the project is not reviewed, or technical assistance not provided by
the FFWCC and USFWS. Additional survey time may be required if listed species are discovered
A Protected Species Survey was conducted in April 2023. See Appendix B for Protected Species Survey.
s. Provide a survey for listed plants identified in 3.04.03
See Protected Species Survey in Appendix B.
Wildlife habitat management and monitoring plans in accordance with 3.04.00 shall be required
where listed species are utilizing the site or where wildlife habitat management and monitoring
plans are required by the FFWCC or USFWS. These plans shall describe how the project directs
incompatible land uses away from listed species and their habitats. Identify the location of listed
species nests, burrows, dens, foraging areas, and the location of any bald eagle nests or nest
protection zones on the native vegetation aerial with FLU CFCS overlay for the site. Wildlife
habitat management plans shall be included on the SDP or final plat construction plans. Bald eagle
management plans are required for sites containing bald eagle nests or nest protection zones,
copies of which shall be included on the SDP or final plat construction plans.
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
No bald eagles' nest has been documented from FWC nor observed during the Protected Species
Survey. Species specific management plans, if needed, will be provided during permitting. See
Protected Species Survey in Appendix B.
10. For sites or portions of sites cleared of native vegetation or in agricultural operation, provide
documentation that the parcel(s) were issued a permit to be cleared and are in compliance with
the 25-year rezone limitation pursuant to section 10.02.06. For sites permitted to be cleared prior
to July 2003, provide documentation that the parcel(s) are in compliance with the 10-year rezone
limitation previously identified in the GMP. Criteria defining native vegetation and determining
the legality, process and criteria for clearing are found in 3.05.05, 3.05.07 and 10.02.06.
Not applicable, the Subject Property has not been cleared of native vegetation nor is in agricultural
operation.
11. Identify on a current aerial the acreage, location and community types of all upland and wetland
habitats on the project site, according to the Florida Land Use Cover and Forms Classification
System (FLUCFCS) and provide a legend for each of the FLU CFCS Codes identified. Aerials and
overlay information must be legible at the scale provided. Provide calculations for the acreage of
native vegetation required to be retained on -site. Include the above referenced calculations and
aerials on the SDP or final plat construction plans. In a separate report, demonstrate how the
preserve selection criteria pursuant to 3.05.07 have been met. Where applicable, include in this
report an aerial showing the project boundaries along with any undeveloped land, preserves,
natural flow ways or other natural land features, located on abutting properties.
See Figure 2 above.
Total acres: 3.51 acres
Existing Native Vegetation Present (Based on FLUCCS) = 3.51 acres
Preserve Required = 3.51 acres x 10% = 0.35 acres
Proposed Preserve Provided = 0.36 acres
The proposed preserve is 0.36 acres, which reaches the required amount based on the criteria pursuant
to 3.05.07.
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
PROPOSED'�'�
PRESERVE c�au G
C °
�10 G
C 01:
!pl
�o
s.gv�.vo�x wu.fui �.� nmi
0 37 5 75 1511
MM
Figure 3. Site Plan
Suhjecl Properly
--- Site Plan
Site Plan Details
- Bullding
Cradle Display Area
- Landscape Buffer
t� Pavement
Preserve
12. Include on a separate site plan, the project boundary and the land use designations and overlays
for the RLSA, RFMU, ST and ACSC-ST districts. Include this information on the SDP or final plat
construction plans.
See Master Plan.
13. Where off -site preservation of native vegetation is proposed in lieu of on -site, demonstrate that
the criteria in section 3 .05.07 have been met and provide a note on the SDP or final plat
construction plans indicating the type of donation (monetary payment or land donation)
identified to satisfy the requirement. Include on the SDP or final plat construction plans, a location
map(s) and property identification number(s) of the off -site parcel(s) if off -site donation of land is
to occur.
Not applicable — preserve will be on site.
14. Provide the results of any Environmental Assessments and/or Audits of the property, along with a
narrative of the measures needed to remediate if required by FDEP.
ETE is not aware of any additional environmental audits.
15. Soil and/or ground water sampling shall be required at the time of first development order
submittal for sites that occupy farm fields (crop fields, cattle dipping ponds, chemical mixing
areas), golf courses, landfill or junkyards or for sites where hazardous products exceeding 250
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
gallons of liquid or 1,000 pounds of solids were stored or processed or where hazardous wastes in
excess of 220 pounds per month or 110 gallons at any point in time were generated or stored. The
amount of sampling and testing shall be determined by a registered professional with experience
in the field of Environmental Site Assessment and shall at a minimum test for organochlorine
pesticides (U.S. Environmental Protection Agency (EPA) 8081) and Resource Conservation and
Recovery Act (RCRA) 8 metals using Florida Department of Environmental Protection (FDEP) soil
sampling Standard Operating Procedure (SOP) FS 3000, in areas suspected of being used for
mixing and at discharge point of water management system. Sampling should occur randomly if
no points of contamination are obvious. Include a background soil analysis from an undeveloped
location hydraulically upgradient of the potentially contaminated site. Soil sampling should occur
just below the root zone, about 6 to 12 inches below ground surface or as otherwise agreed upon
with the registered professional with experience in the field of Environmental Site Assessment.
Include in or with the Environmental Site Assessment, the acceptable State and Federal pollutant
levels for the types of contamination found on site and indicate in the Assessment, when the
contaminants are over these levels. If this analysis has been done as pali of an Environmental
Audit then the report shall be submitted. The County shall coordinate with the FDEP where
contamination exceeding applicable FDEP standards is identified on site or where an
Environmental Audit or Environmental Assessment has been submitted.
Not applicable.
16. Shoreline development must provide an analysis demonstrating that the project will remain fully
functional for its intended use after a six-inch rise in sea level.
Not applicable.
17. Provide justification for deviations from environmental LDC provisions pursuant to GMP CCME
Policy 6.1.1 (13), if requested.
Not applicable.
18. Where applicable, provide evidence of the issuance of all applicable federal and/or state oil and
gas permits for proposed oil and gas activities in Collier County. Include all state permits that
comply with the requirements of Chapter 62C-25 through 62C-30, F.A.C., as those rules existed on
January 13, 2005.
Not applicable.
19. Identify any Wellfield Risk Management Special Treatment Overlay Zones (WRM-ST) within the
project area and provide an analysis for how the project design avoids the most intensive land
uses within the most sensitive WRM-STs and will comply with the WRM-ST pursuant to 3.06.00.
Include the location of the Wellfield Risk Management Special Treatment Overlay Zones on the
SDP or final plat construction plans. For land use applications such as standard and PUD rezones
and CUs, provide a separate site plan or zoning map with the project boundary and Wellfield Risk
Management Special Treatment Overlay Zones identified.
Not applicable.
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
20. Demonstrate that the design of the proposed storm water management system and analysis of
water quality and quantity impacts fully incorporate the requirements of the Watershed
Management regulations of 3.07.00.
The project will be permitted through the SFWMD once the PUDZ/ GMPA is approved. The specifics of
the water management system will be determined at that time.
21. For sites located in the Big Cypress Area of Critical State Concern -Special Treatment overlay
district (ACSC-ST), show how the project is consistent with the development standards and
regulations in 4.02.14.
Not applicable.
22. For multi -slip docking facilities with ten slips or more, and for all marina facilities, show how the
project is consistent with 5.05.02. Refer to the Manatee Protection Plan for site specific
requirements of the Manatee Protection Plan not included in 5.05.02.
Not applicable.
23. For development orders within RFMU sending lands, show how the project is consistent with each
of the applicable Objectives and Policies of the Conservation and Coastal Management Element of
the GMP.
Not applicable.
24. The County Manager or designee may require additional data or information necessary to
evaluate the project's compliance with LDC and GMP requirements. (LDC 10.02.02.A.3 f)
The following to be determined at preapplication meeting:
(Choose those that apply)
a. Provide overall description of project with respect to environmental and water
management issues.
See Master Plan.
b. Explain how project is consistent with each of the applicable objectives and policies
in the CCME of the GMP.
CCME GOAL 6:
TO IDENTIFY, PROTECT, CONSERVE AND APPROPRIATELY USE NATIVE VEGETATIVE
COMMUNITIES AND WILDLIFE HABITAT.
OBJECTIVE 6.1:
Protect native vegetative communities through the application of minimum preservation
requirements...
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
The required preserve area is 10% of existing native vegetation (see response #11 above),
which will be designated in the northwestern corner of the Subject Property. See Figure
3 above for proposed preserve location.
CCME GOAL 7:
TO PROTECT AND CONSERVE THE COUNTY'S FISHERIES AND WILDLIFE.
OBJECTIVE 7.1:
Direct incompatible land uses are directed away from listed species and their habitats...
A listed species survey was conducted on the Subject Property in April 2023, with no
evidence of listed species.
The Subject Property is largely isolated and surrounded by development, minimizing the
chances of utilization by listed species. See Appendix B for the Protected Species Survey
and Comment 6 above.
c. Explain how the project meets or exceeds the native vegetation preservation
requirement in the CCME and LDC.
See #24b above.
d. Indicate wetlands to be impacted and the effects of the impact to their functions and
how the project's design compensates for wetland impacts.
Onsite wetlands are isolated and are of low quality. The wetlands will be impacted and
recreated onsite.
e. Indicate how the project design minimizes impacts to listed species. Describe the
measures that are proposed as mitigation for impacts to listed species.
A pre -clearing survey will be conducted prior to construction to minimize wildlife impacts.
25. PUD zoning and CU petitions. For PUD rezones and CU petitions, applicants shall collate and
package applicable Environmental Data Submittal Requirements into a single Environmental
Impact Statement (EIS) document, prior to public hearings and after all applicable staff reviews
are complete. Copies of the EIS shall be provided to the County Manager or designee prior to
public hearings.
See this report and attached appendices.
26. Is EAC Review (by CCPC) required?
No applicable.
27. PUD master plan or PPL/SDP site plan notes:
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
See Master Plan.
28. Additional Comments
None.
29. Stipulations for approval (Conditions)
None.
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
ENVIRONMENTAL CHECKLIST- PUDZ-PUDA (NON-RFMU)
See page 3.A.7 of Collier County Pre-App Notes
1. Is the project in compliance with the overlays, districts and/or zoning on the subject site and/or the
surrounding properties? (CON, ST, PUD, RLSA, RFMU, etc.) (LDC 2.03.05-2.03.08; 4.08.00) Not in CV
Library
The project will be a PUDZ/GMPA and will be in compliance with zoning.
2. Submit a current aerial photograph and clearly delineate the subject site boundary lines. If the site
is vegetated, provide FLUCFCS overlay and vegetation inventory identifying upland, wetland and
exotic vegetation (Admin. Code Ch. 3 G.1. Application Contents #24). FLUCFCS Overlay — P627
See # 3 and Figure 2 above.
3. Clearly identify the location of all preserves and label each as "Preserve" on all plans. (LDC
3.05.07.H.1). Preserve Label- P546
See #11 above, Figure 3, and see Master Plan.
4. Provide calculations on site plan showing the appropriate acreage of native vegetation to be
retained, the max. amount and ratios permitted to be created on -site or mitigated off -site. Exclude
vegetation located within utility and drainage easements from the preserve calculations (LDC
3.05.07.13-13; 3.05.07.F; 3.05.07.H.1.d-e). Preserve Calculation — P547
See #11 above.
5. Created and retained preserve areas shall meet the minimum width requirements per LDC
3.05.07.H.1.b. Preserve Width — P603
See Master Plan. The proposed preserve is a minimum of 20' wide as required by the LDC.
6. Retained preservation areas shall be selected based on the criteria defined in LDC 3.05.07.A.3,
include all 3 strata, be in the largest contiguous area possible and shall be interconnected within
the site and to adjoining off -site preservation areas or wildlife corridors. (LDC 3.05.07.A.1-4).
Preserve Selection — P550
The Subject Property is bordered by roads and development on all sides. The habitat type on
the site is consistent throughout. Onsite wetlands are isolated and are of low quality. The
wetlands will be impacted and recreated onsite and placed in preservation.
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
7. Principle structures shall be located a minimum of 25' from the boundary of the preserve boundary.
No accessory structures and other site alterations, fill placement, grading, plant alteration or
removal, or similar activity shall be permitted within 10' of the boundary unless it can be shown
that it will not affect the integrity of the preserve (i.e. stem wall or berm around wetland preserve).
Provide cross -sections for each preserve boundary identifying all site alterations within 25'. (LDC
3.05.07.H.3; 6.01.02.C.) Preserve Setback - New
Appropriate buffers have been acknowledged. See Master Plan.
8. Wildlife survey required for sites where an EIS is not required, when so warranted. (LDC
10.02.02.A.2.f) Listed Species — P522
A wildlife survey has been conducted in April 2023. Please see Appendix B.
9. Provide Environmental Data identifying author credentials, consistency determination with the
GMPs, off -site preserves, seasonal and historic high-water levels, and analysis of water quality. For
land previously used for farm fields or golf course, provide soil sampling/groundwater monitoring
reports identifying any site contamination. (LDC 3.08.00) Environmental Data Required — P522
See #2 above, and Earth Tech Environmental Staff Qualifications document in Appendix A.
10. PUD Document and Master Plan shall state the minimum acreage required to be preserved. (LDC
10.02.13.A.2) Master Plan Contents-13626
See Master Plan.
11. If the PUD includes a Preserve Tract section
When listing preserve uses, the following is suggested:
A. Principal Use: Preserve; B. Accessory Uses: All other uses (list as applicable or refer to the
LDC - see 1-3 below as typical uses listed by agents)
(ensure the text states "subject to LDC section related to Allowable uses within County required
preserves"
Acknowledged.
12. PUD Document shall identify any listed species found on site and/or describe any unique
vegetative features that will be preserved on the site. (LDC 10.02.13.A.2.) Unique Features-
P628 Example: A management plan for the entire project shall be submitted in accordance
with the requirements and procedures of the LDC for listed species including but not limited
to Black Bear, Gopher Tortoise and listed birds. The management plan shall be submitted prior
to development of the first phase of the project.
The Subject Property is largely isolated and surrounded by development, minimizing the chances of
utilization by listed species. No signs of listed species were observed on the property. See Protected
Species Survey in Appendix B.
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
13. Review cross -sections if provided; they are not required with the PUD. However, sometimes
they are provided. Is there any fill proposed in the preserve?
Cross sections will be provided in future applications as part of engineering submittals.
CCME GOAL 6:
TO IDENTIFY, PROTECT, CONSERVE AND APPROPRIATELY USE NATIVE VEGETATIVE COMMUNITIES
AND WILDLIFE HABITAT.
OBJECTIVE 6.1:
Protect native vegetative communities through the application of minimum preservation requirements...
See #24b above.
CCME GOAL 7:
TO PROTECT AND CONSERVE THE COUNTY'S FISHERIES AND WILDLIFE.
OBJECTIVE 7.1:
Direct incompatible land uses are directed away from listed species and their habitats...
The Subject Property is largely isolated and surrounded by development, minimizing the chances of
utilization by listed species. No evidence of listed species was observed on the Subject Property.
See #24b above
Earth Tech Environmental, LLC www.eteflorida.com
Environmental Data for PUDZ/GMPA
Earth Tech Environmental
Staff Qualifications
Earth Tech Environmental, LLC www.eteflorida.com
KNI 1 I III
ANDREW MCAULEY
Senior Environmental
Consultant
e: andrewm@eteflorida.com
t: 239.304.0030
m: 516.647.9699
Years' Experience
12 years
Education/Training
B.S. Geology
Hofstra University
(2006)
Lamont -Doherty Earth
Observatory Intern
Columbia University
(2004)
Professional Affiliations
Florida Association of
Environmental Professionals
(FAEP)
Mr. McAuley joined Earth Tech Environmental, LLC (ETE) in 2017 and brings with him 8
years of experience working as a Hydrogeologist II and Environmental Consultant in New
York State prior to moving to Florida. Andrew graduated from Hofstra University with a
Bachelor of Science Degree in Geology. Since joining ETE he has been able to apply his
past experience from New York on a variety of projects as well as become extensively
familiar with Ecological based assessments and agency regulations.
Relevant Experience
Andrew's extensive background includes Phase I Environmental Site Assessments (ESAs),
Phase II ESAs, Phase III remedial oversight, AST/UST removal, Soil/Groundwater/Indoor
Air Quality sampling reporting, Mold/Lead/Asbestos sampling and remedial protocol
reporting. In New York Andrew has overseen various projects including Brownfields
sites, Landfill Gas Extraction System installation, Monitoring Well/Remediation System
Installation/Maintenance, and multiple Chemical/Petroleum/Bio-Hazard Waste Cleanup
projects.
Since joining ETE Andrew has expanded his experience into Ecological Assessments such
as Protected Species Surveys, Wetland Determinations, Vegetation/Hydrology
Monitoring, Submerged Resource Surveys, and Environmental Resource Permitting.
Andrew's work experience includes:
Phase I ESAs
Phase II ESA Sampling/Reporting
Phase III Remedial Oversight/Reporting
Project Management/Coordination
Wetland Jurisdictional Determinations
Wetland Mapping/Flagging
Chemical/Petroleum/Bio-Hazard Cleanup
Vegetation Monitoring
Monitoring Well Installation/Maintenance
Protected Species Surveys
Air-Sparge/Soil Vapor Extraction Systems
Bonneted Bat Surveys
Groundwater Assessments
Indoor Air Quality Assessments
Contaminated Soil Assessments
Waste Classification Management
Turbidity Monitoring
Mold/Lead/Asbestos Assessments
AST/UST Removal
Mangrove Monitoring
Gopher Tortoise Surveys
GIS Mapping
Bald Eagle Monitoring
Ecological Assessments
Environmental Resource Permitting
Exotic Plant Treatment/Removal
Submerged Resource Surveys
Seagrass Surveys
Relevant Certifications/Credentials
SDI Open Water SCUBA Diver, SCUBAdventures, 2018
Nitrox Certified Diver, SCUBAdventures, 2018
Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent
(Permit No: GTA-19-00093)
—910,
EARTH TECH
ENVIRONMENTAL
239.304.0030 1 www.eteflorida.com
CONOR GOULDING
Environmental Consultant
e: conorg@eteflorida.com
t: 239.304.0030
m: 239.331.0168
Years' Experience
4 years
Mr. Gouldingjoined Earth Tech Environmental LLC (ETE) in April 2019 and holds the position
of Environmental Consultant. He graduated from Virginia Tech with a Bachelor of Science
degree in Natural Resource Conservation.
Relevant Experience
Conor's familiarity with southwest Florida ecosystems encompasses estuarine and marine
ecosystems. Before ETE, Conor worked at Mote Marine Laboratory as the in-house
photographer, who maintained the research institutes photo archives and produced
photos for marketing and research purposes. He also assisted in projects such as snook
tagging, spotted eagle ray tagging, and whale shark identification photography.
Conor was originally hired at ETE as a GIS Technician, where he created various exhibits,
including tracking maps, FLUCCS maps, and site plans. Since joining ETE, Conor has gained
valuable experience in a multitude of fields in both terrestrial and marine ecosystems,
which includes protected species surveys, ecological assessments, wetland
determinations and delineations, vegetation monitoring, bald eagle monitoring, crested
caracara surveying, environmental resource permitting, artificial reef fish monitoring,
submerged resource surveys, and turbidity monitoring. Conor has also become a certified
drone pilot to conduct vegetation monitoring, bird rookery monitoring, and time -lapses
for site development. Conor has also become an Authorized Gopher Tortoise Agent in the
designated activities of gopher tortoise surveying, gopher tortoise capture, and
transportation of gopher tortoises.
Conor's work experience includes:
Protected Species Surveys Shorebird Monitoring
Artificial Reef Fish Monitoring Submerged Resource Surveys
Site and Aerial Photography Seagrass Surveys
Mangrove Monitoring Artificial Reef Deployments
Education/Training Seagrass Monitoring Drone Mapping and Photography
B.S. Natural Resource
Conservation
Virginia Tech
(2014)
Software Experience
ArcGIS
Adobe Lightroom
Adobe Photoshop
Adobe InDesign
Geo Tremble 7x
Professional Affiliations
Florida Association of
Environmental Professionals
(FAEP)
Preserve Monitoring
Georeferencing Imagery
GIS / GPS Mapping and Exhibits
Vegetation & Habitat Monitoring
Crested Caracara Surveying
Gopher Tortoise Surveys
Wetland Determinations
Native Tree Surveys / Inventories
Urban Forest Mapping
Turbidity Monitoring
Bald Eagle Monitoring
Gopher Tortoise Permitting
Relevant Certifications/Credentials
SSI Advanced/ Rescue Diver, SCUBAdventures, 2014
Nitrox Certified Diver, SCUBAdventures, 2014
Remote Pilot —Small Unmanned Aircraft System Certification, FAA, 2020
BoatU.S. Foundation's Online Boating Safety Course, 2021
Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent
(Permit No: 22-00058)
kw 1
EARTH TECH
ENVIRONMENTAL
239.304.0030 1 www.eteflorida.com
Environmental Data for PUDZ/GMPA
APPENDIX B
Protected Species Survey
Earth Tech Environmental, LLC www.eteflorida.com
o THE BOAT HOUSE PARCEL
Now*,
..s .`
r�
PROTECTED SPECIES SURVEY
SECTION 3, TOWNSHIP 50, RANGE 26 EAST
COLLIER COUNTY, FLORIDA
Prepared For:
Prepared By:
CJ
Peninsula Engineering
2600 Golden Gate Parkway
Naples, FL 34105
Earth Tech Environmental, LLC
10600 Jolea Avenue `J Bonita Springs, FL 34135
e- EARTH TECH 239.304.0030
/ ENVIRONMENTAL
www.eteflorida.com
'k
April 2023
Protected Species Survey
TABLE OF CONTENTS
1.0 INTRODUCTION....................................................................................................................................... 3
2.0 LOCATION................................................................................................................................................ 3
3.0 SPECIES SURVEY MATERIALS & METHODS.............................................................................................4
4.0 EXISTING SITE CONDITIONS.................................................................................................................... 4
5.0 RESULTS...................................................................................................................................................9
6.0 REFERENCES.......................................................................................................................................... 16
EXHIBITS
Figure 1
Site Location Map
Figure 2
Aerial Map
Figure 3
FLUCCS Map with Aerial
Figure 4
FLUCCS Map
Figure 5
Transect & Field Results Map
Figure 6
Bald Eagle Information
Figure 7
Florida Bonneted Bat Consultation Area
Figure 8
Florida Panther Information
Figure 9
Florida Black Bear Information
Figure 10
Wood Stork Information
Earth Tech Environmental, LLC www.eteflorida.com
Protected Species Survey
1.0 INTRODUCTION
Earth Tech Environmental (ETE) conducted a Protected Species Survey (PSS) to search for listed species
on the property referred to as The Boat House Parcel (Subject Property). This assessment was conducted
by ETE ecologists on April 261", 2023. The purpose of this assessment was to evaluate the Subject Property
for the potential presence of listed species of concern based on the determined Florida Land Use Cover
and Forms Classification System (FLUCCS) vegetation.
ETE warrants that the findings contained in this report have been prepared in general conformance with
current professional practices at the time of report preparation and have not been verified by regulatory
agencies. Future changes in standards, practices, or regulations cannot be anticipated and have not been
addressed. The observations and recommendations presented in this report are time -dependent and the
findings presented in this report apply solely to site conditions existing at the time when the assessment
was performed.
2.0 LOCATION
The Subject Property for this report consists of two parcels (Folios: 00399200003, 00399320006)
located off the north corner of Davis Boulevard and Radio Road in Collier County, Florida. According
to the Collier County Property Appraiser GIS data, the Subject Property totals approximately 3.51 acres.
See Figure 1 below for a location map.
Figure 1. Site Location Map
Earth Tech Environmental, LLC www.eteflorida.com
Protected Species Survey
3.0 SPECIES SURVEY MATERIALS & METHODS
The species survey was conducted using a methodology similar to that discussed in the Florida Fish &
Wildlife Conservation Commission (FWC) publication "Ecology and Habitat Protection Needs of Gopher
Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large-scale Development in
Florida." This methodology is as follows: Existing vegetation communities or land -uses on the Subject
Property are delineated on a recent aerial photograph (Collier County 2022) using the Florida Land Use,
Cover and Forms Classification System (FLUCCS). FLUCCS mapping for this property is detailed below in
Figures 3-4. The resulting FLUCCS codes are cross-referenced with a list of protected plant and animal
species. The lists were obtained from two agency publications:
❖ "Florida's Endangered Species, Threatened Species & Species of Special Concern -Official
Lists", December 2022.
❖ "Notes on Florida's Endangered and Threatened Plants", Bureau of Entomology,
Nematology and Plant Pathology, Florida Department of Agriculture and Consumer
Services, 2010.
The result is a composite table that contains the names of the protected species which have the highest
probability of occurring in each particular FLUCCS community. See Table 3 of this report for the species
list that applies to the FLUCCS communities associated with the Subject Property.
In the field, each FLUCCS community was searched for listed species or signs of listed species. This was
accomplished by walking a series of pedestrian transects through the Subject Property to achieve
approximately 80% coverage. Signs or sightings of all listed and non -listed species were then recorded.
Based on the habitat types found on the Subject Property (see Table 2), particular attention was paid to
the presence or absence of gopher tortoise, Big Cypress fox squirrel and Florida bonneted bat cavities. If
a potentially occupied burrow, nest, or tree cavity was observed, it was flagged, numbered, and marked
with GPS coordinates. Florida black bear and Florida panther were also considered.
Approximately three (3) hours were logged on the Subject Property in total during this species survey (see
Table 1).
TABLE 1. FIELD TIME SPENT ON THE SUBJECT PROPERTY
Date
Start Time
End Time
No. Ecologists
Man Hours
Task
April 26, 2023
10:30am
12:OOpm
2
3
Protected Species Survey
4.0 EXISTING SITE CONDITIONS
Temperatures during the fieldwork for this survey were in the mid 80's with partly cloudy skies.
The Subject Property is currently vacant and consists of an upland community that takes up most of the
property, and a wetland community in the southern corner. Due to the development surrounding the
Subject Property, development runoff, and lower elevation in the southern portion of the property, water
looks to pool in the southern area. The entire property consists of moderate exotic vegetation throughout.
The entirety of the property is enclosed by Radio Lane, Radio Road, and Davis Boulevard, with a gas station
bordering the eastern boundary. See Figure 2 below for an Aerial Map.
Earth Tech Environmental, LLC www.eteflorida.com
Protected Species Survey
The Subject Property has the following surrounding land uses:
North
Radio Lane / Residential
East
Davis Boulevard / Radio Lane / Commercial
South
Davis Boulevard / Undeveloped
West
Radio Road / Commercial
Wtw
_ .i• , — -
u3 l
Vi 'y f aA
Subjert Property
Figure 2. Aerial Map
Listed below are the FLUCCS communities identified on the site. The community descriptions correspond
to the mappings on the FLUCCS maps below (Figures 3 & 4). See Florida Land Use, Cover and Forms
Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section,
1999) for definitions.
The Florida Invasive Species Council's (FISC) list of invasive species contain Category I and Category II
species that may be found on the Subject Property. Category I species are invasive exotics that are altering
native plant communities by displacing native species, changing community structures or ecological
functions, or hybridizing with natives (FISC). Category II species are invasive exotics that are increasing in
abundance or frequency but have not yet altered Florida plant communities (FISC). A significant factor in
mapping vegetative associations and local habitats is the invasion of these species such as Brazilian
pepper, ear leaf acacia, melaleuca, Caesarweed, and air potato. Levels of exotic density were mapped
using field observations and photo interpretation as shown in Figure 3. Modifiers, or "E" designators, are
appended to the FLUCCS codes to indicate the approximate density of exotics in the canopy and/or sub -
canopy.
Earth Tech Environmental, LLC
www.eteflorida.com
Protected Species Survey
The following table is a summary of FLUCCS communities and corresponding acreages:
TABLE 2. FLUCCS COMMUNITIES AND CORRESPONDING ACREAGES
FLUCCS CODE
DESCRIPTION
ACREAGE
411-E2
Pine Flatwoods (26-50% Exotics)
3.03
624-E2
Cypress — Pine — Cabbage Palm (26-50% Exotics)
0.48
Site Total:
3.51
Figure 3. FLUCCS Map with Aerial
Earth Tech Environmental, LLC www.eteflorida.com
Protected Species Survey
RADIO LN
A
pP
Subject Property
ab:ained fmm COI fiv Countv P•apertv 0.opra¢er _
k,°,e,ee °re°oo,oFim,e. FLUCCS Mapping
to
9
0 50 too 200 411-E2, Pine Flatwoods (26-50% Exotics)
624-E2, Cypress - Pine - Cabbage Palm (26-50 % Exotics)
Feet
Figure 4. FLUCCS Map
* = Exotic vegetation species
FLUCCS 411-E2, Pine Flatwoods (26-50% Exotics)
This community is found on the majority of the Subject Property. The canopy consists of slash pine (Pinus
elliottii), cabbage palm (Sabal palmetto), and *earleaf acacia (Acacia auriculiformis). Mid -story consists of
saw palmetto (Serenoa repens), cabbage palm, laurel oak, *java plum (Syzygium cumini) and *Brazilian
pepper (Schinus terebinthifolia). Ground cover consists of slash pine recruitment, bracken fern (Pteridium
aquilinum), common ragweed (Ambrosia artemisiifolia), *Caesarweed (Urena lobata) and *shrubby false
buttonweed (Spermacoce verticillate). Vines are present throughout the community in relatively low
densities and include grapevine (Vitus rotundifolia), eastern poison ivy (Toxicodendron radicans), and
greenbrier (Smilaxspp.).
FLUCCS 624-E2, Cypress — Pine — Cabbage Palm (26-50% Exotics)
This community is found in the southern corner of the Subject Property. The canopy consists of slash pine,
cabbage palm, bald cypress (Taxodium distichum), laurel oak (Quercus laurifolia), and *melaleuca
(Melaleuca quinquenervia). Mid -story consists of coco plum (Chrysobalanus icaco), saw palmetto,
cabbage palm, laurel oak, and *Brazilian pepper. Ground cover is near void of vegetation. Vines are
present throughout the community in relatively low densities and include grapevine, eastern poison ivy,
and greenbrier.
Earth Tech Environmental, LLC
www.eteflorida.com
i7
Protected Species Survey
TABLE 3. PROTECTED SPECIES LIST ACCORDING TO FLUCCS COMMUNITY
FLUCCS CODE
POTENTIAL LISTED SPECIES
SCIENTIFIC NAME
DESIGNATED STATUS
FWC or FDA
FWS
411
Bald Eagle
Haliaeetus leucocephalus
SSC
SSC
Beautiful False Pawpaw
Asimina pulchella
E
E
Big Cypress Fox Squirrel
Sciurus niger avicennia
T
Eastern Indigo Snake
Drymarchon corais couperi
T
T
Fakahatchee Burmannia
eurmannia (lava
E
Florida Bonneted Bat
Eumops floridanus
E
E
Florida Coontie
Zamia spp. (all native species)
C
Florida Panther
Felis concolor coryi
E
E
Florida Pine Snake
Pituophis melanoleucus mugitus
T
Gopher Tortoise
Gopherus polyphemus
T
Red -Cockaded Woodpecker
Picoides borealis
E
E
Satinleaf
Chrysophyllum oliviforme
T
Southeastern American Kestrel
Falco sparverius paulus
T
Twisted Air Plant
Tillandsia flexuosa
T
624
American Alligator
Alligator mississippiensis
SSC
T(S/A)
Big Cypress Fox Squirrel
Sciurus niger avicennia
T
Everglades Mink
Neovison vison evergladensis
T
Florida Bonneted Bat
Eumops floridanus
E
E
Florida Panther
Felis concolor coryi
E
E
Little Blue Heron
Egretta caerulea
T
Tricolored Heron
Egretta tricolor
T
Wood Stork
Mycteria americana
T
T
Abbreviations
Agencies:
FDACS = Florida Department of Agriculture and Consumer Services
FWC = Florida Fish & Wildlife Conservation Commission
FWS = United States Fish and Wildlife Service
Status:
CE = Commercially Exploited
E = Endangered
SSC = Species of Special Concern
T = Threatened
T(S/A) = Threatened/Similarity of Appearance
Earth Tech Environmental, LLC www.eteflorida.com
Protected Species Survey
5.0 RESULTS
All relevant species observed on the Subject Property are detailed in Table 4 and any protected species
observed are specifically noted. See Figure 5 for field results.
Ho�o -
�m
2. All acrtegesarelapproximate op�r ai
Earth Tech Environmental, LLC
Subject Property
Approximate Pedestrian Transacts
FLUCCS Mapping
r411-E2, Pine Flatwoods (26-50% Exotics)
10A 624-E2, Cypress - Pine - Cabbage Palm (26-50% Exotics)
Figure 5. Transect Map & Field Results
www.eteflorida.com
9
Protected Species Survey
TABLE 4. SPECIES OBSERVED ON THE SUBJECT PROPERTY
COMMON NAME
SCIENTIFIC NAME
OBSERVATIONS
LISTED
SPECIES?
STATUS
REPTILES
Brown anole Anolis sagrei DV N
MAMMALS
Nine -banded armadillo Dasypus novemcinctus OH N
PLANTS
Common Wild Pine
Tillandsia fasciculata
DV
Y
ST
Northern Needleleaf
Tillandsia balbisiana
DV
Y
ST
❑ = protected species
Observations: Status:
DV = Direct Visual ST = State Threatened
OH = Observed Hole/Burrow
Below are discussions of each listed species observed on the Subject Property:
Common Wild Pine (Tillandsia fasciculata) and Northern Needleleaf (Tillandsia balbisiana)
Common wild pine and Northern needleleaf were observed on the Subject Property. Plants that fit within
the criteria of the LDC Section 03.04.03, where the individual plants are within eight (8) feet of the ground,
will be relocated to on -site (or off -site) preserves. When available, only two (2) plants per species per acre
of plants listed as Less Rare are required to be relocated, with up to a maximum of ten (10) plants per
species per preserve.
The Subject Property does have community types in which protected species could reside. During
permitting, the following protected species concerns may be raised by the agencies:
Earth Tech Environmental, LLC
www.eteflorida.com
10
Protected Species Survey
Figure 6. Bald Eagle Information
Bald Eagle (Haliaeetus leucocephalus)
No Florida Fish & Wildlife Conservation Commission (FWC)-documented bald eagle nests have been
documented within 660-feet (USFWS Protection Zone) of the Subject Property and no nests were
observed on the site (see Figure 6). Technical assistance with the United States Fish & Wildlife Service
(USFWS) will likely not be necessary for bald eagle.
Earth Tech Environmental, LLC
www.eteflorida.com
is
Protected Species Survey
PINE RIDGE RD—
P V
GO�EN G
75
I
i
r,
i
RADIO RD
DAVIE 8LVO
Qsue�ecc Praperry
20 9 usFws Kee CaneMt- area
rew
2019 USFW Feb Conaullalio Area -Urban 9a1 Area
Figure 7. Florida Bonneted Bat Consultation Area
Florida Bonneted Bat (Eumops floridonus)
The Subject Property falls within the USFWS's Consultation Area for the Florida bonneted bat (see Figure
7). During the species survey, no tree cavities were observed on the Subject Property. Considering the
low -quality roosting habitat, and that the Subject Property is surrounded by residential development on
all sides, technical assistance with USFWS will likely not be required for Florida bonneted bat.
Earth Tech Environmental, LLC
www.eteflorida.com
Protected Species Survey
1p CEDAR TREE LN 'r' "` I'17_T.H 1=z ° 1.7yRyi m 'I gTH AV•SW rI' • �•
NL-,- V.E�SNI N � VESW F, • • • j • rn•
WESTPORT LN � �m � 29 ST AVE SW •~�• � � N•
s? y m 3 22ND z w os4l• A.
ff -
a SEA GRASS LN ,J �i& Wa =� �PLLSW �� 23RDAVESW w
.t-�- ORONAN z L_�
h Q.
> COPPAINTED FF_�
PER ¢ m K '-" _ .._...-.-._..r .._
w r
t-
� < o� h� 23R- 25TH AVE SW :-i' • ••• •
z LEAF LN z m >
!i1]E�SW r��, t • •
�O'PKY (� n OTSTH ur���t27TH AVE SA • A.
1 y m w LEAF LN m \Ap p+ dLn 'I • • •
L- F GOLDEN 29TH AVE% W • �s • ` -
rfi GATE Vr,-- 2gr1 PV (-n Y -, rp m • • • • •
z x rs � x3 s3 9k�'r� NN `"�sa ➢ �j�� �3,sTAVEsw- •1, • _ ��
� `�° � o N m � �F-5 rzo N m "' y • • • is
32NDAVE SW • �` I• •�•�•• •
• •+ `t
L 4 rY J • •
yeti e��<<F1��• • �. ., Zq ATE,• m•S.._..._...__... jri.
❑ x r H VI u, a m S,r�FO w • �ii • � • -s �'y
w > • ter- �1-
2m 2 F m • • • 7
PINE •{• O •• _• • s
« �o - a • CONES •`N p BECK BLVD • • 1�,°A
TARA CT ...-... • �..,
RADIO RD R,SDIDI.-
NORTH
RO
F1� �' � { N m 5���e� • _ [[ ••f•• • ! •
°� ! i sv• •• �� •: ••
ROBIN I a �.
AVE s • • � w • ••
�N�'S v �. • • BECKBLVD ` t
" g DAVIS BLVO
• _ ii �•� •
7„ • m Age
I • •
Nok All inrorrn 1— is ha on Ne laif teu data •`r • �,/�• m
es made available hl'HS Fish 8lMplrfe Service ■• �'ll�� • .,W • —O !•:•�
and Florida Flshd�MMlrk Coneervm.on com sm • • • tirrw�rlynl•nl�m�ur • i�~•
NSFNS Pan[Mar Hadlal Zenea_NOV 20S] ms
n Fulc Telemeo-v Data: tea,-7lzwzt ITAKER RD ••t : • o � • �
AUKI AVES _'•• T•HE LORD • i•• �•r�• • � • •
uolect Property VERETT �� ° 5 WAY ••• 1
-Mile Radius • ST +— • • • y
l-;• FMFI rid. FanIher Telemetry PuWS(Ihrau®h726121) Q� I I • ■•
yusF usFWS P Pannier —h.,w er cAnSsnavon aea w - • • • • • `
Rablta[2oaes LLo��� 6 • ••
P'73Pnmary Panther Habitat DR •G • • • • •
a seconaary pan,ner Haynat ix RATTLESNAKE ! •• • •• • • +� • 1k
�oiscersal Habiat • HAMMOCKRO i • • •
�NOIIh Area • • ; �'°° •
• • AAITY RD .,g
•
Figure 8. Florida Panther Information
Florida Panther (Fells concolor corgi)
The Subject Property does not fall within any USFWS Panther Habitat Zones and Consultation Area.
Dozens of telemetry points from tracked panthers have been documented within a two-mile radius of the
Subject Property (see Figure 8). The habitat is not suitable for panther utilization as it is small, fragmented
and surrounded by roadways and development. Technical assistance with USFWS will likely not be
required for Florida panther.
Earth Tech Environmental, LLC
www.eteflorida.com
13
Protected Species Survey
Figure 9. Florida Black Bear Information
Florida Black Bear (Ursus americanus floridanus)
The Subject Property falls within abundant black bear habitat (FWC). Dozens of black bear -related calls
have been documented within a one -mile radius of the Subject Property (see Figure 9). FWC stopped
radio -tracking black bear in 2018. Black bear presence isn't likely due to the site being small, isolated and
surrounded by roadways and development; as such, the County likely will not require conservation
measures for Florida black bear.
Earth Tech Environmental, LLC
www.eteflorida.com
14
Protected Species Survey
* V }
�� �—�,y-'7HlR,,,`Irr.,Ir.I11r41RIIIR111R1111/III�
lr
IrmiM1c�u�ir�es �resf srn E'vfidaik_scrvrcc lusrwsj
�1 `{✓��_,IVVV_V'
I
"`���
Subject Property
v�rood sm�x coro��esNSFws zolo 2o1e�
-
y.�
7n 18.5-Mi16 Core Foraging Areas(VSFWS2010-2019)
O
Figure 10. Wood Stork Information
Wood Stork (Mycteria americana)
The Subject Property does fall within the core foraging area (estimated at 18.6 miles) of one (1) known
wood stork colony in Collier County (see Figure 8). The Subject Property does not contain suitable habitat
for wood stork nesting, and unlikely habitat for foraging. Technical assistance with USFWS will likely not
be required for impacts to wood stork.
Earth Tech Environmental, LLC
www.eteflorida.com
15
Protected Species Survey
6.0 REFERENCES
Ashton, Ray E. and Patricia S. "The Natural History and Management for the Gopher Tortoise."
Krieger Publishing Company. Malabar, Florida. 2008.
Atlas of Florida Plants. Institute for Systematic Botany. Accessed March 2023.
https://florida.plantatlas.usf.edu/
Collier County Property Appraiser. Accessed March 2023. http://www.collierappraiser.com
Cox, James; Inkley, Douglas; and Kautz, Randy. "Ecology and Habitat Protection Needs of Gopher
Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large -Scale Development in
Florida." Nongame Wildlife Program Technical Report No. 4. December 1987.
http://www.fwspubs.org/doi/suppl/10.3996/062015-JFWM-055/suppl file/062015-ifwm-
055.s2. odf?code=ufws-site
"Florida's Endangered and Threatened Species"- Official List. Florida Fish and Wildlife Conservation
Commission. Updated December 2022.
https://mvfwc.com/media/1945/threatened-endangered-species.pdf
http://mvfwc.com/imperiledspecies/
Florida Invasive Species Council. "2019 FISC List of Invasive Plant Species."
http://floridainvasivespecies.org/plantlist.cfm
Florida Land Use, Cover and Forms Classification (FLUCCS) Handbook. Florida Department of
Transportation. January 1999.
http://www.fdot.gov/geospatial/documentsandpubs/fluccmanuall999.pdf
http://www.fdot.gov/geospatial/doc pubs.shtm
Weaver, Richard E. and Anderson, Patti J. "Notes on Florida's Endangered and Threatened Plants."
Bureau of Entomology, Nematology and Plant Pathology — Botany Section. Contribution No. 38, 5th
Edition. 2010.
http://freshfromflorida.s3.amazonaws.com/fl-endangered-plants.pdf
http://www.freshfromflorida.com/Divisions-Offices/Plant-Industry/Bureaus-and-Services/Bureau-of-
Entomology-Nematology-Plant-Pathology/Botany/Florida-s-Endangered-Plants
Earth Tech Environmental, LLC
www.eteflorida.com
io.
INSTR 6183431 OR 6065 PG 421 E-RECORDED 12/30/2021 5:43 PM PAGES 4
CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA
DOC@.70 $16,660.00 REC $35.50
CONS $2,380,000.00
This Instrument prepared without
review or opinion of title by:
Kristin M. Conroy
Conroy, Conroy & Durant, P.A.
2210 Vanderbilt Beaehd #1201
Naples, FL 341 Q9
Parcel ID: OI)20 133, and 00399320006
Consideration: $2,3$ OQs0d
iecial Warranty Deed
This Special Warranty eed is made this 30th day of December, 2021, Between A.
Grover Matheney, as Successor T " stoe under that certain Declaration of Land Trust by
Owen M. Ward, dated as of Juin�yB 86 (as to Parcel 1) and A. Grover Matheney, as
Successor Trustee under that Let"Augment, dated as of June 29, 1988 by Owen M.
Ward (as to Parcel 2), ("Grantor") 0f`iCY3977, PO Box 25207, Miami, FL 33102, and
JJF Stonington LLC, a Connecticut -,,lad i>teti'liability company, ("Grantee") of c/o Fareri
Associates L.P., One Greenwich Office" . o#th, 3rd Floor -Suite 350, Greenwich, CT
06831.
WITNESSETH that the Grantor, for and ration of the sum of TEN DOLLARS
($10.00), and other good and valuable consider at curl t antor in hand paid by Grantee, the
receipt of which is hereby acknowledged, by these presen�r yes grant, bargain, sell and convey
to Grantee, and Grantee's successors and assigns for r a I,' ht, title, and interest in and to
the following described land, situate, lying and being tn.t .4 ?ouhty of Collier, State of Florida,
to wit:
See Attached Exhibit "A" incorporated herein bnee
SUBJECT TO property taxes for the year 2022 ands se ent years; covenants,
.
restrictions, and public utility easements of record; and exisdit'" tng4and governmental
regulations.
s
Trustee as to each Trust (Grantor) does not have a beneficial interest in the fir t$. is and subject
S ,. J
land is not Grantor's homestead property, nor the homestead property of his p; r any family
member, nor is the property contiguous to the homestead property of Grantor or "G'r p p y g p p y ar1's spouse
or family member.
TOGETHER WITH all tenements, hereditaments and appurtenances thereto belonging
or in anywise appertaining.
TO HAVE AND TO HOLD, the same in fee simple forever.
File No.: 9786-14
Warranty Deed
Page 1 of 2
OR 6065 PG 422
And the Grantor fully warrants the title to the property described herein and will defend
the same against the lawful claims of all persons claiming by, through, or under Grantor, but
none other.
IN WITNESS WHEREOF, the Grantor has hereunto set its hand and seal as of the year and
date first above:, ri "te'
Signed, sealed and i Byer' d in the presence of two witnesses as to both:
A.IGrover Matheney, as SucCe_ `or Trustee under that certain
Declaration of Land Trust bwen. Ward, dated as of June
18, 1986 (as to Parcel 1)
A. Grover Matheney, as Successor T`1 elder that Letter
Agreement, dated as of June 29,1988 1VI. Ward
(as to Parcel 2) r a
Witness #1 sign above
K
Alea Dellecave ` ``
Virg I
Witness #1 print name above Wit
STATE OF FLORIDA
COUNTY OF COLLIER
above
name above
The foregoing instrument was acknowledged before me, by means�o� ( ) physical
presence or [A online notarization, this 29th day of December, 2021, by k." , e Matheney,
as Successor Trustee under that certain Declaration of Land Trust by O *e . Ward,
dated as of June 18,1986 and A. Grover Matheney, as Successor Trustee u'ne%r that Letter
Agreement, dated as of June 29, 1988 by Owen M. Ward, who are[ ] personally known to
me or who [ V ] have produced PASSPORT as
identification.
s
����PpY PV��j/ VIRGINIA LEA CLARK
o SePublic - State of Florida
i.
Sig
II
Commission:# GG266720
Expires on October ta, 2ozz
My
p�10�4��`��
r
File No.: 9786-1
Warranty Deed
Page 2 of 2
Expires: 10/14/2022
using audio -video communication
OR 6065 PG 423
Exhibit "A"
Parcel 1:
That part of the= `stjialf,of the Northwest quarter of Section 3, Township 50 South, Range
26 East, lying North"of St to Road 84 (formerly known as State Road S-856), also known as
Davis Boulevard Exten, °and South of State Road S-858,
More particularly described as:
Commencing at the North 1,14 torAer of Section 3, Township 50 South, Range 26 East, Collier
County, Florida; thence along the North -South 1/4 line of said Section 3, S 00 degrees 54'52"
W 50.00 feet; thence along a eine, which is 50 feet South of and parallel to the North line of
said Section 3, S 89 degrees 54'20,"*'1N 62.78 feet for a PLACE OF BEGINNING;
Thence continuing S 89 degrees 54"201,, 85,8.64 feet; thence S 00 degrees 31'13" W 589.82
feet to the Northwesterly right-of-way`hrie�of , tate Road S-856 (Davis Boulevard Extension);
thence along said right-of-way line, 16i .08'feet along the arc of a circular curve concave to
the Southeast, radius of 2939.79 feet, da k"3 degrees 41'10", chord bearing N 59 degrees
17'07" E 1005.12 feet; thence N 00 degrees 5'40" `W 77.83 feet to the PLACE OF BEGINNING.
LESS
j
Commencing at the North 1/4 corner of Section 3;f Towhs p 50 South, Range 26 East, Collier
County, Florida; thence along the North -South 1/4 linee said Section 3, S 00 degrees 54'52"
W 50,00 feet; thence along a line which is 50 feet u h f`�nd parallel to the North line of
said Section 3, S 89 degrees 54'20" W 462.78 feet for a-PLA E-,OF BEGINNING;
Thence continuing S 89 degrees 54'20" W 305.65 feet; thence 00 degrees 05'40" E 214.17
feet to the Northwesterly right-of-way line of State Road S-8s (Day.is Boulevard Extension);
thence along said right-of-way line, 334.86 feet along the arc of,a-circular curve concave to
the Southeast, radius of 2939.79 feet, delta of 06 degrees 31'35" chord bearing N 65 degrees
51'55" E 334.68 feet; thence N 00 degrees 05'40" W 77.83 feet to-th6 P-1A,CE OF BEGINNING.
Bearings are based on the North line of the Northwest 1/4 of sai&��,e6n3 as being S 89
degrees 54'20" W.
LESS AND EXCEPT the lands described in that Stipulated Final Judgment dated lay 17, 2001
and recorded on May 23, 2001, in Official Records Book 2829, at Page 2477 o the Public
Records of Collier County, Florida.
AND ALSO LESS AND EXCEPT all the lands lying Northeasterly of the lands described in that
Stipulated Final Judgment dated May 17, 2001 and recorded on May 23, 2001, in Official
Records Book 2829, at Page 2422, of the Public Records of Collier County, Florida.
*** OR 6065 PG 424 ***
and
Parcel 2:
Being a portion of the NW 1/4 of the NW 1/4 of Section 3, Township 50 South, Range 26 East,
Collier County, Florida; and being more particularly described as follows:
Commence at'<t6e NN,>Ahwest corner of said Section 3; run thence N 89 degrees 54'20" E,
along the Northeol(lipe''of said Section 3, for 821.76 feet; thence S 00 degrees 31'13" W,
50.00 feet to the PO,NT.0 BEGINNING, also being in the Southerly right-of-way line of State
Route S-858; thence, 9 'degrees 54'20" E, along said Southerly right-of-way line 500.00
feet; thence S 00 degrees„ 1'�3" W, 589.82 feet to the Northerly right-of-way line of State
Route S-856; said Northerly right-of-way line being a curve to the Southwest, having a radius
of 2939.79 feet, and whose chord bears S 42 degrees 06'38" W, for 753.20 feet; thence along
the arc of said curve 75517 feet thence N 00 degrees 31'13" E, 1147.78 feet to the POINT
OF BEGINNING.
LESS AND EXCEPT the lands des f'`ib'ed in that Warranty Deed, dated June 14, 1999 and
recorded on June 16, 1999 in Official tR&d ds Book 2559, at Page 1817, of the Public Records
of Collier County, Florida.',
AND ALSO LESS AND EXCEPT all the iaA'` s iyling, Southwesterly of the lands described in that
Warranty Deed, dated June 14, 1999 and re pied on June 16, 1999 in Official Records Book
2559, at Page 1817, of the Public Records Collier, County, Florida.
Legend
Pmpl
Tare e Re®BOAT HOUSE CPUD: +/-3.5-acres
300' Buffer
Zoning Boundaries
i�7 j
Lanes PUD� Zoning: MA'C RPUD
T..cial Land Use: Residential
R Radio LN
Raa�o RID
Zoning: CiVi
_ Land Use: Comme
i �
M '
PENINSULA��
ENGINEERINt-, 4
2600 Golden Gate Parkway
Naples, FL 34,05
Zoning: C-3
Land Use; .......
r
i]
i
Zoning: Triad RPUD m
Land Use: Residential
r
zoning: C-3 T F
■
.and Use: Commercial.00
' /
PROJECT: CLI ENT:
BOAT HOUSE CPUD BOAT HOUSE OF NAPLES REAL ESTATE, LLC
LOCATION:
SOUTH OF RADIO LANE, NORTH OF DAVIS BLVD
200
EXHIBIT DESC:
ZONING AND LAND USE EXHIBIT
400
;;; Fee
cxR l
NOTES:
SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2023)
Date Saved MOM
Ic
M
OMW�
PENINSULAO)
ENGINEERING
2600 Golden Gate Parkway
u
ry
Z
W�y�
SUBJECT SITE
PROJECT:
BOAT HOUSE CPUD
LOCATION:
SOUTH OF RADIO LANE, NORTH OF DAVIS BOULEVARD
I
URBAN DESIGNATION
MIXED USE DISTRICT
77 Urban Residential Si-Mistrid
pKKl�0� Res+dential Density Bands
Urban Coastal Fringe Subdistrict
® Urban Residertial Fringe Subdistrict
BUSINESS PARK SUBDISTRICT
OFF ICE AND I NFILL COMMERCIAL SUBDI STRICT
PLID NEIGHBORHOOD VIUAGE CENTER SUBDISTRICT
RESIDENTIAL MIXED USE NEIGHBORHOOD SUBDISTRICT
-Orange Blossom
Mired Use Suotlrstrict
Vanderbe Beach r Colter Blvd.
Commercal Subdistrict
Henderson Creek
Mixed Use Subdistrict
Goodlette 7 Pine Ridge
Mixed Use SubdiWel
Uvingaton Road i Veterans Memorial
Boulevard East ResddeMlal Subdatrict
_
Venlana Pointe Residential Overiay
-
Garman Drive Subdistrict
_
Radio Road Cgmmerpat in rill Subdistrict
RESEARCH AND TECHNOLOGY PARK SUBDISTRICT
®
Owlitey Mixed Use Suboistrlct
COMME RCIAL MIXED USE SUBDISTRICT
nHibis
Residential Intill Subdistrict
Road 1 Radio Road
_Livingston
Commercial mill StrbdrStrx:l
Beach Road
_Vanderbilt
Neighboavuw Cgmme Tema Subdistrict
_Collier Bwlerard Lord's Way
Mixed Use Subdistrict
- Vkrcerdian Mixed Use SubdWbpd
Grdmay - Tarriamr Trail Easl Cwnmercial Subdistrict
_ Say House Campus Commercial $u tidistrict
Ivy Medical center Subdigiii
= Mini Triangle Mixed Use Subdistrict
_ East Tamiami Trdrl Commercial Infill Subdistrict
Meridian Wage Mixed Use Subdistrict
r Vanderbilt Beach Road Mixed Use Subdistrict
t
Creekside Commerce Park East Mixed Use Subdistrict
_ Was of Capri Mixed Use Infill Subdistrict
LAIndustrial Distflct
BUSINESS PARK SUBDISTRICT
RESEARCH AND TECHNOLOGY PARK SUBOISTRICT
COMMERCIAL DISTRICT
-Mixed use
Activity Center Subdrstric!
Interchange Activity Center Subdistrict
Livingston 1 Pine Ridge
Commercial Will SUbdIBtricA
BUSINESS PARK SUBDISTRICT
RESEARCH AND TECHNOLOGY PARK SUBDISTRICT
-Livingston Road 7 F..atg ood Lane
Commercial rMll Subdlsbct
Livingston Road
_ — Cgmnrefrial Infill Subusiry
Seed To Table
Commercial Subdiurict
-Va nderbill Beach Commercial
Tourist SubdWrr(:t
COMMERC IAL M IXED U SE SUBDISTR ICT
-Livugslen Road I Veterans Memonal Blvd
Commeroal inHll Subdistrict
-Orange Blossom 1 Airport Crossroads
Commercial Subdistrict
— Davis Radio Commerce l Subdistrict
® Logan Blvd-ft.kalee Rd. Commercial Infill Subdistrlcl
Germain Immokalee Cgmrnercial Subdistrict
Radio Lane Commercial Infill Subdistrict
CLIENT: EXHIBIT DESC:
BOAT HOUSE OF NAPLES REAL ESTATE, LLC I FUTURE LAND USE EXHIBIT (SHEET 1 OF 2)
NOTES:
SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2023)
R25E 1 026E r R27E
2023-2045
FUTURE Collier USE MAP
DETAILS OF THE RLSA OVERLAY AREA ARE SHOWN
ON THE FUTURE LAND USE ■IAP TITLED:
'COLLIER COUNTY RURAL BAGRICLILTI]RAL
AREA ASSESS►1ENT STEWARp$NIP OVERLAY ■EAP"
�A+
I R28E R29E R20E R31E
1134E R33!
R34E
111111111110--.....
•� •..�• - Radio
Lane Commercial Infll Subdistrict
_ �c
_
i
RADIO LANE COMMERCIAL INFILL SUBDISTRICT
1111111110-----
o�--��-
.,a• wu'=G��.wtirp
rlAaeAlw.tryx
!N*10!•[L Ryar�
�'�
-
a,c�YL
rµr�pl,,i
rrfalRr!
��-
Y
neer¢o.=ewwR. trn
wLMi� NMrMx rIYA
�UpEheEO[EpRuwf[v. �M•
Awchmte. wr. •iRi
ruEAOEo 1MY. MNi
wLnYlo Rtvl�
•arui{0GLlpa{w. rxr
-
i A'l�er�nA' r,y:Mpr uEr s1M•c
:fM xp,�
.uylWf� !NRlMY. r�x
+uw[haLO- rLfRURRv, rpe
[apy� [pRyMv, boo
wr, o�W
.. _..eEG �LCEEeaR tem
�ahW +Yk >R a000
ION w
iQ� r[c
AYE:NeL'J[EpRyMY Il. >G'
AYENOEAepEIIEWERf =r
nm E�ACPrEMLR .a 3
AYENMe. p[rppEx �p.+M
re �ettlll
lnOE� i�r•E t. ]OM
oyEhi+E� +W+AR. 3f 30Qi
PROJECT: CLIENT: EXHIBITDESC:
P E N I N 5 Ll LA%r BOAT HOUSE CPUD BOAT HOUSE OF NAPLES REAL ESTATE, LLC FUTURE LAND USE EXHIBIT (SHEET 2 OF 2)
Er'4GlI,JEEkINt-j %
LOCATION: NOTES:
2600 Golden Gate Parkway SOUTH OF RADIO LANE, NORTH OF DAVIS BLVD SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2023)
Naples, FL 34105
P'\Active_Prolecis P-BHFL-001\001_NeplesBoatHou,,\Planning\GIS12023-05-04_ExhibitVS-FLLM2 d
_b t - rimer ..�"
lilt, ;At 6
Y f TABLES
;•.�
I PENINSULA
PARKING TABLE ENGINEERING
UNIT A..UBe0 BOw0e 239n.4O3E670O
Pe.-E.g.—
PRESERVE NOTE
THE BOAT
orvs.E„�.
• EMPLOYEEI EMERGENCY SITE INGRESS/EGRESS mESEa�aaau,aaD-o.ssncaas HOUSE
_ - aa[s[rsv[aacaos[o•oaeaca[s
__ ----- ----- - - ACCESS ONLY GATE
RADIO LANE (PUBLIC ROW)
25' REQUIRED FRONT PROPOSED 25' TYPE D
YARD SETBACK B' TALL WALL LANDSCAPE BUFFER �L
_ CONCEPTUAL LAND
_ _ __ --------- ---- PLAN
r PROPOSED I PROPERTY BOUNY i
---- �— — _ 8' TALL WALL 2 STORY - ,2W F MAI ITEN N" 1 7A• T - rv,
SERVICE FFIC WITH (8)15X EMPLOYEE/ - -
21SERVICE B VS L 345 F BUI DI EMERGENCYACCESS
\ PRESERVE O.%ACRES ¢ - FOOTPRINT, ,110� O EF LOO A ONLY GATE (TYPICAL)
BHFL
E.
LANDSCAPE BUFFER
\ 24' 15' REQUIRED SIDE f
STORMWATER MANAGEMENT YARD SETBACK
`., TO BE PROVIDED IN - -
` UNDERGROUND VAULTS/ '
25' REQUIRED FRONT CHAMBERS 10' TYPE A
YARD SETBACK y LANDSCAPE BUFFER M1 /
CQVEREp
• GROUND LEVEL ' DISPLAY Y!
.IO�O \ CRADLE DISPLAY ARE A
c o
EMPLOYEE/
EMERGENCY ACCESS _
\ ONLY GATE (TYPICAL) `-. -
s •�
"TYPED
\ LANDS APE BUFFER
GROUND LEVEL
CRADLE DISPLAY AA / ]
\\� / 25' REQUIRED FRONT Y`\
YARD SETBACK �G�O
I} / APoli
0
A� 1
COLLIER
LTHRUSHMAN
LTHRUEHMAN
4
P-BHFL-O00
P-BHFL-001-X01.dwg
X01
of x 01
Co' Yer County
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): Boat House of Naples Real Estates, LLC
Address: 1516 SE 46th Street
Telephone: 239.732.8050
E-Mail Address: Eric. Lundgren@boathouseh2o.com
Address of Subject Property (If available): N/A
City: Naples
City: Cape Coral
Cell:
State: FL ZIP: 34104
PROPERTY INFORMATION
Section/Township/Range: 3 / 50 / 26
Lot: N/A Block: N/A Subdivision: N/A
Metes & Bounds Description: See Survey
State: FL ZIP: 33904
Plat Book: N/A Page #: Property I.D. Number: 00399320006 & 00399200003
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
❑✓
a.
County Utility System
b.
City Utility System
❑
Provide Name:
C.
Franchised Utility System
❑
(GPD Capacity):
d.
Package Treatment Plant
❑ Type:
e.
Septic System
❑
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable
system:
County Utility System
❑✓
a.
b.
City Utility System
❑
C.
Franchised Utility System
❑
Provide Name: Regional Water Service Area
d.
Private System (Well)
❑
Total Population to be Served: 32,500 SF / 13 Employees
Peak and Average Daily Demands:
A. Water -Peak: 11,430
B. Sewer -Peak: 18.7
Average Daily: 8,792
Average Daily: 6,280
07/2022 Page 6 of 11
Co' Yer County
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 1 Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
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. Attach additional pages if necessary.
N/A
Collier 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.
N/A
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.
07/2022 Page 7 of 11
Project Capacity - COMMERCIAL
Type of Establishment
# Units
GPD/Unit
GPD
Office building, per employee per 8-hour shift or
8
15
120
Office building, per square foot of floor space, whichever is
greater
32,500
0.15
4,875
Warehouse, excluding offices and living quarters, per
employee per 8-hour shift
7
15
105
Warehouse, excluding offices and living quarters, per loading
bay
13
100
1,300
Subtotal
6,400
Total Average
Total Peak
Total Peak
Daily Flow
Peak Factor
Hour Flow
Hour Flow
(GPD)
(GPD)
(GPM)
6,280
4.3
26,964
18.7
3/27/2018 CCPU Wastewater Flow Worksheets
Y f TABLES
;•.�
I PENINSULA
PARKING TABLE ENGINEERING
UNIT A..UBe0 BOw0e 239n.4O3E670O
Pe.-E.g.—
PRESERVE NOTE
THE BOAT
orvs.E„�.
• EMPLOYEEI EMERGENCY SITE INGRESS/EGRESS mESEa�aaau,aaD-o.ssncaas HOUSE
_ - aa[s[rsv[aacaos[o•oaeaca[s
__ ----- ----- - - ACCESS ONLY GATE
RADIO LANE (PUBLIC ROW)
25' REQUIRED FRONT PROPOSED 25' TYPE D
YARD SETBACK B' TALL WALL LANDSCAPE BUFFER �L
_ CONCEPTUAL LAND
_ _ __ --------- ---- PLAN
r PROPOSED I PROPERTY BOUNY i
---- �— — _ 8' TALL WALL 2 STORY - ,2W F MAI ITEN N" 1 7A• T - rv,
SERVICE FFIC WITH (8)15X EMPLOYEE/ - -
21SERVICE B VS L 345 F BUI DI EMERGENCYACCESS
\ PRESERVE O.%ACRES ¢ - FOOTPRINT, ,110� O EF LOO A ONLY GATE (TYPICAL)
BHFL
E.
LANDSCAPE BUFFER
\ 24' 15' REQUIRED SIDE f
STORMWATER MANAGEMENT YARD SETBACK
`., TO BE PROVIDED IN - -
` UNDERGROUND VAULTS/ '
25' REQUIRED FRONT CHAMBERS 10' TYPE A
YARD SETBACK y LANDSCAPE BUFFER M1 /
CQVEREp
• GROUND LEVEL ' DISPLAY Y!
.IO�O \ CRADLE DISPLAY ARE A
c o
EMPLOYEE/
EMERGENCY ACCESS _
\ ONLY GATE (TYPICAL) `-. -
s •�
"TYPED
\ LANDS APE BUFFER
GROUND LEVEL
CRADLE DISPLAY AA / ]
\\� / 25' REQUIRED FRONT Y`\
YARD SETBACK �G�O
I} / APoli
0
A� 1
COLLIER
LTHRUSHMAN
LTHRUEHMAN
4
P-BHFL-O00
P-BHFL-001-X01.dwg
X01
of x 01
v
71
........... . . . . . . . . . . . . . . . . . . . . . . . . . . . .
......................
cw
it e
. ok,
4W
�._ r�Y ..
t _ _ �
�"F J x .,1�`�, .fi
L-•� J
k�.
Z'l t - . . Vo I ►
K
tv 'fit
4
4r 10
y i
a&AFSS�5 `�10 4lNp
(,00�(,rt�G� nlo27ii FQp,µ, �V is (So�1.EVw1,()
rsJ FT6L �-Uks
o� �s
bobUW-A S-u jlieAS i fi2DK Palo RA4b