Agenda 04/09/2024 Item # 9B (Ordinance - Amending the Future Land Use Map to create a mixed use Subdistrict to allow commercial and industrial uses and 75 Travel Trailer Recreational Vehicle campgroud units on property near Basik Drive and Tamiami Trail04/09/2024
EXECUTIVE SUMMARY
Recommendation to approve an ordinance amending the Future Land Use Element and Future Land Use
Map and map series of the Growth Management Plan to create the East Tamiami Trail Mixed Use
Subdistrict, to allow up to 356,000 square feet of gross floor area of heavy commercial and industrial uses,
and up to 75 travel trailer-recreational vehicle campground units. The subject property is located 450± feet
northeast of the intersection of Basik Drive and Tamiami Trail East, 5 miles east of Collier Boulevard, in
Section 18, Township 51 South, Range 27 East, Collier County, Florida, consisting of 33.523± acres.
(Companion to Item 9B)
OBJECTIVE: For the Board of County Commissioners (BCC) to approve (adopt) the proposed small -scale
Growth Management Plan (GMP) amendment to create a new subdistrict to permit up to 356,000 square feet of
gross floor area of heavy commercial and industrial uses, and up to 75 travel trailer -recreational vehicle
campground units.
CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment (a/k/a
Growth Management Plan Amendment - GMPA). As such, per Florida Statutes, the request is heard once only by
the Collier County Planning Commission (CCPC) and the Board. The petition is transmitted to the Florida
Department of Commerce if approved by the Board.
The GMP amendment requested is for approximately ±33.523 acres and located 450± feet northeast of the
intersection of Basik Drive and Tamiami Trail East, 5 miles east of Collier Boulevard, in Section 18, Township 51
South, Range 27 East, Collier County, Florida. This petition seeks to amend the Future Land Use Element. The
proposed Subdistrict text, as recommended for approval by the Collier County Planning Commission (CCPC), is in
Ordinance Exhibit “A.”
The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory
standards be met [followed by staff analysis in bracketed and italicized text].
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains to a
33.523-acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the
local government’s comprehensive plan but only proposes a land-use change to the future land-use map
for a site-specific small-scale development activity. However, text changes that relate directly to and
are adopted simultaneously with the small-scale future land use map amendment shall be permissible
under this section. [This amendment is for a site-specific Future Land Use Map change and directly
related text changes.]
(c) The property that is the subject of the proposed amendment is not located within an area of critical state
concern unless the project subject to the proposed amendment involves the construction of affordable
housing units meeting the criteria of s. 420.0004 (3) and is located within an area of critical state
concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1).
[The subject property is not within an Area of Critical State Concern.]
(d) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the
plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if
the amendment is approved.]
Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff
makes the following findings and conclusions:
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• The purpose of this GMPA and companion PUDZ zoning petition is to permit up to 356,000 square feet of
gross floor area for heavy commercial and industrial uses and up to 75 tra vel trailer-recreational vehicle
campground units.
• There are no adverse environmental impacts
• No historical or archaeological sites are affected by this amendment.
• There are no concerns about impacts on other public infrastructure.
• The use is generally compatible with surrounding development based on the high-level review conducted
for a GMP amendment.
The documents provided for the amendment support the proposed changes to the FLUM. The complete staff
analysis of this petition is provided in the CCPC Staff Report.
FISCAL IMPACT: The cost to process, review, and advertise the petitioner bore this petition via application and
advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this
amendment.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the
Florida Department of Commerce will commence the thirty-day (30) challenge period for any affected person.
Provided the small-scale development amendment is not challenged, it shall become effective thirty-one (31) days
after receipt by the Florida Department of Commerce.
LEGAL CONSIDERATIONS: LEGAL CONSIDERATIONS: This Growth Management Plan (GMP)
amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The
Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider
the following criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and
an analysis by the local government that may include but not be limited to, surveys, studies, community goals and
vision, and other data available at the time of adoption of the plan amendment. To be based on data means to rea ct
to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at
the time of adoption of the plan or plan amendment at issue.” Section 163.3177(1)(f), FS. In addition, Section
163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies, and data regarding
the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-
conforming uses inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s.
333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and
diversify the community’s economy.
And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources
on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of
this section.
9.B
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This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an
adoption hearing. [HFAC]
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: To forward
petition PL20210001954 to the BCC with a recommendation to approve, adopt, and forward the Ordinance to the
Department of Commerce.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC voted 5-0 on
January 18, 2024, on the East Tamiami Trail Industrial Subdistrict to forward this petition and to forward to the
BCC with a recommendation of approval. No letters of objection have been received.
RECOMMENDATION: To adopt the Ordinance and transmit petition PL20210001954 to the Florida Department of
Commerce and other statutorily required agencies.
Prepared by: Parker Klopf, Senior Planner, Zoning Division
ATTACHMENT(S)
1. Staff Report CCPC PL20210001954 (PDF)
2. Ordinance 12-26-23 (PDF)
3. Property Needs Analysis Report 4-3-22 (PDF)
4. Affidavit of Posting Notice and Photos of Public Hearing Sign (PL20210001953 & PL20210001954)
(PDF)
5. 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (PDF)
6. legal ad - agenda IDs 27914 & 27783 (PDF)
9.B
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.B
Doc ID: 28347
Item Summary: *** This item has been continued from the March 12, 2024, BCC Meeting.*** Recommendation
to approve an ordinance amending the Future Land Use Element and Future Land Use Map and map series of the
Growth Management Plan to create the East Tamiami Trail Mixed Use Subdistrict, to allow up to 356,000 square
feet of gross floor area of heavy commercial and industrial uses, and up to 75 travel trailer -recreational vehicle
campground units. The subject property is located 450± feet northeast of the intersection of Basik Drive and
Tamiami Trail East, 5 miles east of Collier Boulevard, in section 18, township 51 south, range 27 east, Collier
County, Florida, consisting of 33.523± acres. (Companion to Item 9B)
Meeting Date: 04/09/2024
Prepared by:
Title: – Zoning
Name: Parker Kloph
03/13/2024 2:03 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
03/13/2024 2:03 PM
Approved By:
Review:
Growth Management Community Development Department Parker Kloph GMD Approver Skipped
03/13/2024 2:03 PM
Zoning Parker Kloph Additional Reviewer Skipped 03/13/2024 2:03 PM
Growth Management Community Development Department Parker Kloph GMD Approver Skipped
03/13/2024 2:03 PM
Zoning Parker Kloph Division Director Skipped 03/13/2024 2:03 PM
Building Plan Review & Inspections Parker Kloph GMCDD Reviewer Skipped 03/13/2024 2:03 PM
Growth Management Community Development Department Parker Kloph Growth Management Skipped
03/13/2024 2:03 PM
Unknown Parker Kloph GMCDD Reviewer Skipped 03/13/2024 2:03 PM
Growth Management Community Development Department Parker Kloph GMCDD Reviewer Skipped
03/13/2024 2:03 PM
County Attorney's Office Parker Kloph Level 2 Attorney of Record Review Skipped 03/13/2024 2:03 PM
County Attorney's Office Parker Kloph Level 3 County Attorney's Office Review Skipped 03/13/2024 2:03 PM
Office of Management and Budget Parker Kloph Level 3 OMB Gatekeeper Review Skipped 03/13/2024 2:03 PM
Office of Management and Budget Parker Kloph OMB Reviewer Skipped 03/13/2024 2:03 PM
County Manager's Office Geoffrey Willig Level 4 County Manager Review Completed 04/02/2024 11:44 AM
Board of County Commissioners Geoffrey Willig Meeting Pending 04/09/2024 9:00 AM
9.B
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: JANUARY 18, 2024
SUBJECT: PETITION PL20210001954/SMALL SCALE GROWTH MANAGEMENT
PLAN AMENDMENT EAST TAMIAMI TRAIL MIXED USE SUBDISTRICT
(Companion to PUDZ-PL20210001953)
ELEMENTS: FUTURE LAND USE ELEMENT (FLUE)
_____________________________________________________________________________________
AGENT/APPLICANT:
Agent: Noel J Davies, Esq.
Davies Duke, PLLC
1415 Panther Lane, Suite 442
Naples, FL 34109
Applicant: Robert J Mulhere, FAICP
Holes Montes, Inc.
950 Encore Way
Naples, FL 34110
Owner: Keith Basik et al.
NBC North, LLC
7593 Cordoba Cir.
Naples, FL 34109
GEOGRAPHIC LOCATION:
The subject property comprises ±34 acres
and is located approximately 450 feet north
of the intersection of Tamiami Trail East and
Basik Drive – approximately 5 miles east of
Collier Boulevard in Township 18, Section
51, and Range 27.
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REQUESTED ACTION:
The applicant proposes a small-scale Comprehensive Plan amendment to the Future Land Use Element
(FLUE), specifically to create a new subdistrict called East Tamiami Trail Mixed Use Subdistrict that will
provide lands for certain industrial uses, intensive commercial uses and services, and the use of travel
trailers and recreational vehicles.
EXISTING CONDITIONS:
Subject Property: The ±34-acre subject site is designated on the Future Land Use Map (FLUM) as
Agricultural/ Rural Designation, Rural Fringe Mixed Use District, Receiving Lands Subdistrict. According
to the official zoning map, the site is zoned Travel Trailer-Recreational Vehicle Campground District
(TTRVC) and Agricultural (A). The Future Land Use designation of Rural Fringe Mixed Use Receiving
subdistrict is identified as being most appropriate for development and to which residential development
units may be transferred from areas designated as Sending Lands. Based on the evaluation of available data,
these lands have a lesser degree of environmental or listed species habitat value than areas designated as
Sending and generally have been disturbed through development, or previous or existing agricultural
operations.
Surrounding Lands:
North: Future Land Use Designation; Rural Fringe Mixed Use-Receiving. Zoned; Agricultural. Land
Use; Residential Ag Land.
East: Future Land Use Designation; Rural Fringe Mixed Use-Receiving. Zoned, Agricultural. Land
Use; Residential Ag Land
South: Future Land Use Designation; Rural Fringe Mixed Use-Receiving. Zoned, Basik Drive Storage
PUD. Land Use; Self Storage.
West: Future Land Use Designation; Rural Industrial District; Zoned, Industrial. Land Use; Industrial
uses.
In summary, the existing and planned land uses in the larger surrounding area are primarily low-density
single-family residences, Industrial Space, and Agricultural uses.
BACKGROUND AND ANALYSIS:
The subject ±34-acre site currently consists of legal nonconforming Industrial development, vacant
Agricultural, and an undeveloped Travel Trailer/ Recreational Vehicle Campground. The proposed
subdistrict is being requested in conjunction with the proposed NBC RV PUD rezone and the project is
intended for certain industrial uses, intensive commercial services, and the use of travel trailers and
recreational vehicles. The applicant has provided the “Industrial/Commercial Needs Analysis for the subject
property at 198 Basik Drive, Collier County, Florida.” Within the analysis provided, the consultant
addressed the following topics: a site assessment, demand, supply, and the demand/supply comparison
analysis.
As stated above, the proposed subdistrict consists mostly of ±26.57 acres of legal nonconforming Travel
Trailer/ Recreational Vehicle Campground zoning, which has been deemed consistent with the current
adopted FLUE Policy 5.11. That policy states, “Where such properties were determined, through
implementation of that Ordinance, to be “improved property,” as defined in that Ordinance, the zoning on
said properties shall be deemed consistent with the Future Land Use Element, and those properties have
been identified on the Future Land Use Map Series as properties Consistent by Policy.” The applicant has
also included adjacent property that is located within the Rural Industrial District, which is another area of
legal non-conforming Industrial zoning that predates the adoption of the Future Land Use Element, as well
as some Agricultural land. The market analysis identified the property as an ideal location for the proposed
subdistrict as it is proximate to existing industrial and would provide for needed commercial/industrial and
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storage space. Within the analysis provided, a nine (9) mile market area was identified that covered the
southeastern portion of Collier County and noted that there are four (4) other industrial/ commercial areas
within the county. As stated in the analysis, none of those areas are within the identified 9-mile market area,
which creates a deficit in needed industrial space for future development within the RFMU- Receiving
district. Therefore, staff finds the uses identified in the subdistrict would be beneficial to future development
in the Receiving lands by reducing car trip lengths for goods and services.
The second portion of the analysis went over demand, supply, and the demand/supply comparison of the
commercial and industrial space of Southeastern Collier County. The market analysis provided by the
applicant went into detail regarding basic economic principles that have shown that markets are efficient in
terms of supply and demand and the ultimate lack of available commercial choices creates an impediment
to the market functioning properly. The Consultant believes that we must also consider that not all the
office/commercial designation in the future land use map will be developed as such since the owners of
those properties will only develop the land with uses that respond to market demand and ensure proper
flexibility in the comprehensive plan of a rapidly growing county like Collier, a commercial allocation is
needed within Southeastern Collier County.
Comprehensive Planning Staff believes the petitioner has provided appropriate and relevant data and
analysis to address the statutory requirements for a Plan Amendment identified below. Though the inclusion
of industrial and commercial uses within the proposed subdistrict is inconsistent with the Receiving
designation, staff agrees that there is a need for more commercial and industrial space within Southeastern
Collier County to serve those future residents of this portion of Collier County. Furthermore, the adjacent
entitled/existing industrial and commercial uses are compatible with the surrounding land uses.
Comprehensive Planning Staff finds that the creation of the proposed subdistrict on the property to allow
the uses identified within the subdistrict would be consistent with the goals and policies of the Growth
Management Plan as well as the Florida state statutes listed below.
CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163,
F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based
upon relevant and appropriate data and an analysis by the local government that may include, but not
be limited to, surveys, studies, community goals and vision, and other data available at the time of
adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an
appropriate way and to the extent necessary, indicated by the data available on that particular subject
at the time of adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed
a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys,
data, and supporting documents for proposed plans and plan amendments shall be made available
for public inspection, and copies of such plans shall be made available to the public upon payment
of reasonable charges for reproduction. Support data or summaries are not subject to the compliance
review process, but the comprehensive plan must be clearly based on appropriate data. Support data
or summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a methodology
utilized in data collection or whether a particular methodology is professionally accepted may be
evaluated. However, the evaluation may not include whether one accepted methodology is better
than another. Original data collection by local governments is not required. However, local
governments may use original data so long as methodologies are professionally accepted.
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3. The comprehensive plan shall be based upon permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and Demographic
Research or generated by the local government based upon a professionally acceptable
methodology. The plan must be based on at least the minimum amount of land required to
accommodate the medium projections as published by the Office of Economic and Demographic
Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including
related rules of the Administration Commission. Absent physical limitations on population growth,
population projections for each municipality, and the unincorporated area within a county must, at
a minimum, be reflective of each area’s proportional share of the total county population and the
total county population growth.
Section 163.3177(6)(a)2. Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and data
regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen
and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8. Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and extent of
the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation,
education, public facilities, and other categories of the public and private uses of land. The approximate
acreage and the general range of density or intensity of use shall be provided for the gross land area
included in each existing land use category. The element shall establish the long-term end toward which
land use programs and activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources
on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of
this section.
Section 163.3187 Florida Statutes: [qualifications to follow the small-scale GMPA process] Process
for adoption of a small-scale comprehensive plan amendment.
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises
34± acres.]
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(b) The proposed amendment does not involve a text change to the goals, policies, and objectives
of the local government’s comprehensive plan but only proposes a land use change to the future
land use map for a site-specific small-scale development activity. However, text changes that
relate directly to and are adopted simultaneously with the small-scale future land use map
amendment shall be permissible under this section. [This amendment does include a text change
to the Comprehensive Plan and those text changes are directly related to the proposed future land
use map amendment.]
(c) The property that is the subject of the proposed amendment is not located within an area of
critical state concern unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004(3) and is located
within an area of critical state concern designated by s. 380.0552 or by the Administration
Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of
Critical State Concern.]
(d) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current
costs which were set out as part of the comprehensive plan shall not, for the purposes of this act,
be deemed to be amendments. [This amendment preserves the internal consistency of the plan and
is not a correction, update, or modification of current costs that were set out as part of the
comprehensive plan.]
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
AUGUST 1, 2022, NEIGHBORHOOD INFORMATION MEETING (NIM)
The applicant conducted a NIM on August 1, 2022, at the Rookery Bay National Estuarine Research
Reserve, The Auditorium, located at 300 Tower Road, Naples, FL. The meeting commenced at
approximately 5:30 p.m. and ended at 5:50 p.m. Paula McMichael, the agent, conducted a PowerPoint
presentation and gave a detailed explanation of the project. The meeting was then opened to attendees for
questions. The concerns from the public were landscape buffers, walls, and whether a list of prohibited uses
would be available. It should be noted that in subsequent petition submittals, the wall, landscape buffers,
and the list of prohibited uses were provided in the PUD document. A copy of the NIM materials are
included in Attachment D.
AUGUST 22, 2023, NEIGHBORHOOD INFORMATION MEETING (NIM)
Because the petition exceeded the first anniversary of the first NIM, the second NIM was scheduled. The
applicant conducted a second NIM on August 22, 2023, at the Rookery Bay National Estuarine Research
Reserve, The Auditorium, located at 300 Tower Road, Naples, FL. The meeting commenced at
approximately 5:30 p.m. and ended at 5:50 p.m. The applicant’s agent, Ellen Summers, gave a PowerPoint
and explained the request for the proposed rezone. The meeting was then opened to attendees for questions.
The concerns from the public were an access easement along the entire eastern PUD boundary that needs
to be vacated and a request to add lighting and hours of operation on the site plan. Ellen said that they would
review both these concerns. It should be noted that lighting and hours of operation were added into the PUD
document in a subsequent review. A copy of the NIM materials are included in Attachment D.
FINDINGS AND CONCLUSIONS:
• The East Tamiami Trail Mixed Use Subdistrict proposes a Growth Management Plan
amendment to provide lands for certain industrial uses, intensive commercial uses and services,
and the use of travel trailers and recreational vehicles.
• There is need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy in this area.
• County water and wastewater service is available to the site.
• Transportation system impacts have not been identified with this petition.
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Environmental Findings:
The subject property is 34 acres. The property has been historically cleared for Industrial and
recreational vehicle purposes and was field verified by staff during the review of the Planned Unit
Development (PUD) for the project. The project is currently zoned Travel Trailer Recreational
Vehicle Campground (TTRVC), Rural Fringe Mixed Use – Receiving overlay.
The proposed GMP amendment will not affect the requirements of the Conservation and Coastal
Management Element (CCME) of the GMP. There is no native vegetation or listed species present
on-site; therefore, the petition meets the requirements of CCME Policy 6.1.1, Policy 7.1.1, and
Section 3.05.07 of the LDC. Environmental Services staff recommends approval.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on December 13, 2023. The criteria for
GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2,
Florida Statutes. The criteria for changes to the Future Land Use Map is in Section 163.3177(6)(a)8, Florida
Statutes.
STAFF RECOMMENDATION:
Staff recommends the Collier County Planning Commission forward petition PL20210001954 East
Tamiami Trail Mixed Use Subdistrict GMPA to the Board of County Commissioners with a
recommendation to approve, adopt, and transmit to the Florida Department of Commerce and other
statutorily required agencies.
NOTE: This petition has been tentatively scheduled for the BCC meeting on March 12th, 2024.
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Words underlined are additions, words struck through are deletions.
ORDINANCE NO. 2024-___
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
AMENDING ORDINANCE 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 TO CREATE THE
EAST TAMIAMI TRAIL MIXED USE SUBDISTRICT BY CHANGING
THE DESIGNATION OF PROPERTY FROM AGRICULTURAL
RURAL, RURAL INDUSTRIAL DISTRICT AND AGRICULTURAL
RURAL, RURAL FRINGE MIXED USE DISTRICT-RECEIVING
LANDS TO AGRICULTURAL RURAL, AGRICULTURAL / RURAL
MIXED USE DISTRICT, EAST TAMIAMI TRAIL MIXED USE
SUBDISTRICT, TO ALLOW UP TO 356,000 SQUARE FEET OF
GROSS FLOOR AREA OF HEAVY COMMERCIAL AND
INDUSTRIAL USES, AND UP TO 75 TRAVEL TRAILER-
RECREATIONAL VEHICLE CAMPGROUND UNITS, AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION
AMENDMENT TO THE FLORIDA DEPARTMENT OF
COMMERCE. THE SUBJECT PROPERTY IS LOCATED 450± FEET
NORTHEAST OF THE INTERSECTION OF BASIK DRIVE AND
TAMIAMI TRAIL EAST, 5 MILES EAST OF COLLIER BOULEVARD,
IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST, COLLIER
COUNTY, FLORIDA, CONSISTING OF 33.523± ACRES.
[PL20210001954]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, NBC RV, LLC and NBC North, LLC requested an amendment to the Future
Land Use Element and Future Land Use Map and Map Series to create the East Tamiami Trail
Mixed Use Subdistrict; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small-Scale Amendment; and
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E Tamiami Trl Industrial Subdistrict / PL20210001954
12/26/23
Words underlined are additions, words struck through are deletions.
WHEREAS, the Subdistrict property is not located in an area of critical state concern or a
rural area of opportunity; and
WHEREAS, the Collier County Planning Commission (CCPC) on
___________________, considered the proposed amendment to the Growth Management Plan
and recommended approval of said amendment to the Board of County Commissioners; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the proposed adoption of the
amendment to the Future Land Use Element and Future Land Use Map and Map Series of the
Growth Management Plan on ___________________; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small scale amendment to the
Future Land Use Element and Future Land Use Map and Map Series in accordance with Section
163.3184, Florida Statutes. The amendment is attached hereto as Exhibit “A” and incorporated
herein by reference.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after Board approval. If timely challenged, this amendment shall become
effective on the date the state land planning agency or the Administration Commission enters a
final order determining this adopted amendment to be in compliance. No development orders,
development permits, or land uses dependent on this amendment may be issued or commence
before it has become effective.
9.B.2
Packet Pg. 133 Attachment: Ordinance 12-26-23 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
[22-CMP-01128/1833359/1]63 3 of 3
E Tamiami Trl Industrial Subdistrict / PL20210001954
12/26/23
Words underlined are additions, words struck through are deletions.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this ______ day of _________________, 2024.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By: ________________________ By: _________________________________
Deputy Clerk Chris Hall, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko,
Managing Assistant County Attorney
Attachment: Exhibit A – Proposed Text Amendment and Map Amendment
9.B.2
Packet Pg. 134 Attachment: Ordinance 12-26-23 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Words underlined are additions; Words struck through are deletions.
Page 1 of 3
H:\2021\2021092\WP\SSGMPA\9-29-2023\Exhibit A - GMP Text Amendment 10-27-2023.docx
EXHIBIT A
FUTURE LAND USE ELEMENT
*** *** *** *** *** *** *** *** *** *** *** *** ***
FUTURE LAND USE DESIGNATION DESCRIPTION SECTION
*** *** *** *** *** *** *** *** *** *** *** *** ***
II. AGRICULTURAL/RURAL DESIGNATION
*** *** *** *** *** *** *** *** *** *** *** *** ***
C. Rural Industrial District:
*** *** *** *** *** *** *** *** *** *** *** *** ***
1. East Tamiami Trail Mixed Use Subdistrict
This Subdistrict consists of approximately 33.523 acres and is located approximately 450 feet north of the
intersection of Tamiami Trail East and Basik Drive – approximately 5 miles east of Collier Boulevard. It
is depicted on the East Tamiami Trail Mixed Use Subdistrict Map. The intent of this Subdistrict is to provide
lands for certain industrial uses, intensive commercial uses and services, and the use of travel trailers and
recreational vehicles. This Subdistrict allows a limited number of commercial, industrial, and travel trailer-
recreational vehicle campground (TTRVC) uses.
Development in this Subdistrict shall be subject to the following:
a. The Subdistrict shall be rezoned to a Planned Unit Development (PUD).
b. A maximum of 356,000 square feet of gross floor area of commercial and industrial uses allowed
within the Heavy Commercial (C-5) and Industrial (I) zoning districts will be developed as
structures and outdoor use areas within the PUD.
c. A maximum number of 75 TTRVC units shall be permitted within the PUD.
d. The PUD shall include a maximum PM Peak Hour trip cap which shall be the overriding limit on
any combination of the above uses.
e. The following uses are permitted but shall be located a minimum of 150 feet from the eastern
PUD boundary:
i. Agricultural services (0783).
ii. Automotive repair services (7532 — 7539).
iii. Automotive services (7549).
iv. Building cleaning and maintenance services (7349).
9.B.2
Packet Pg. 135 Attachment: Ordinance 12-26-23 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Words underlined are additions; Words struck through are deletions.
Page 2 of 3
H:\2021\2021092\WP\SSGMPA\9-29-2023\Exhibit A - GMP Text Amendment 10-27-2023.docx
v. Car Wash (7542 detail and hand wash only, except a maximum of one machine car
wash may be permitted within the PUD).
vi. Concrete work (1771).
vii. Disinfecting and pest control (7342).
viii. Equipment rental and leasing (7359).
ix. Golf courses, public (7992).
x. Heavy construction equipment rental and leasing (7353)
xi. Local trucking without storage; refuse, local collecting and transportation, without
disposal (4212). Cutting equipment shall be kept on the western 150 feet of the
subdistrict.
xii. Refuse systems, limited to operations of dumps, garbage collection, garbage destroying
and processing, operations of sanitary landfill, rubbish collection and disposal, and
sludge disposal sites (4953).
xiii. Repair shops and services, not elsewhere classified (7699).
xiv. Stone, clay, glass, and concrete products (3211, 3221, 3229, 3231, 3241, 3251, 3253,
3255—3275, 3281) Note: SIC Codes 3272 and 3281 allow for recycling of concrete
construction debris into usable materials for sale and may require crushing.
xv. Truck rental and leasing, without drivers (7513).
xvi. Welding repair (7692).
f. Prohibited uses within the subdistrict include the following:
i. Abrasive, Asbestos, and Miscellaneous (3291-3299).
ii. Air Curtain Incinerator (ACI).
iii. Chemical and allied products (2812-2899).
iv. Crematories (7261).
v. Drycleaning plants (7216, nonindustrial drycleaning only).
vi. Garment pressing, and agents for laundries and drycleaners (7212).
vii. Gasoline service stations (5541), with services and repairs as described in section 5.05.05.
viii. Oil or chemical storage tanks.
ix. Petroleum refining and related industries (2911-2999).
9.B.2
Packet Pg. 136 Attachment: Ordinance 12-26-23 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Words underlined are additions; Words struck through are deletions.
Page 3 of 3
H:\2021\2021092\WP\SSGMPA\9-29-2023\Exhibit A - GMP Text Amendment 10-27-2023.docx
x. Textile mill products (2231, 2261-2269, 2295, 2296).
9.B.2
Packet Pg. 137 Attachment: Ordinance 12-26-23 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Riggs RDTamiami TRL E Trinity PLBarcis D
R Recycling WAYE Hamilton RDAuto Ranch RDMontello LNEAST TAMIAMI TRAIL MIXED USE SUBDISTRICT
COLLIER CO UNTY, FLORI DA
º0 600 1,200300 Feet LEGENDEast Tamiami Trail Mixed Use Subdistrict
ADOPTED - XXX, XXXX(Ord. No. XXX-XX)
D R A FTSUBJECT SITE
9.B.2
Packet Pg. 138 Attachment: Ordinance 12-26-23 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
COLLIER BLVDTURNER RIVER ROADSR 29INTE RSTAT E 7 5
IMMOKALEE RD
OIL WELL RD
COLLIER BLVDTAMIAMI TRL E
CR 846
SR 82
LIVINGSTON RDSR 29 NSAN MARCO RDTAMIAMI TRL NDAVIS BLVDGOODLETTE RD NPINE RIDGE RD EVERGLADES BLVD NRADIO RD
GOLDEN GATE PKY DESOTO BLVD SLOGAN BLVD NSANTA BARBARA BLVDDESOTO BLVD NVANDERBILT BEACH RD
GOLDEN GATE BLVD EVANDERBILT DREVERGLADES BLVD SAIRPORT PULLING RD CORKSCREW RDGOLDEN GATE BLVD W
COPELAND AVE S9TH ST NS 1ST STN 15TH STB
A
L
D
E
A
G
L
E
D
R
N BARFIELD DR
GREEN BLVDOLD US 41LAKE TRAFFORD RD
RATTLESNAKE HAMMOCK RD WILSON BLVD NN COLLIER BLVDS BARFIELD DRCOUNTY BARN RDS COLLI
ER BLVDBONITA BEACH RD
111TH AVE N
COLLIER AVENEW MARKET RD W
WILSON BLVD SW MAIN ST
WIGGINS PA SS RD
9TH ST SSEAGATE DR
I-75 S
I-75 NSR 29Tamiami TRL E
Oil Well RD
Immokalee RD
Collier BLVDEverglades BLVDSR 82
CR 84 6 E
Livingston RDDesoto BLVDS a n M a r c o R DAirport RD NTamiami TRL NSR 29 NWilson BLVDDavis BLVD
Pine Ridge RD
Radi o RD Logan BLVD NVanderbilt Beach RDVanderbilt DRGoodlette-Frank RD NRandall BLVD
G o l d e n G a t e P K W Y Camp Keais RDCorkscrew RDSanta Barbara BLVDGolden Gate BLV D E
9th ST NOld 41Bald Eagle DRN C ollier B LV D
Westclox ST
Thomasson DR
E Main ST
Bayshore DRSmallwood DRI-75 NI-75 SBayshore DRI-
7
5
SI-75 SI-75 SI-75 N
°HENDRY COUNTYMONROE COUNTY
LEE COUNTY
HENDRY COUNTY
2012-2025FUTURE LAND USE MAPCollier County Florida
DETAILS OF THE RLSA OVERLAY AREA ARE SHOWNON THE FUTURE LAND USE MAP TITLED:"COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP"
BAREFOOT BEACH PRESERVECOUNTY PARK
DELNOR- WIGGINS STATE PARK
CLAM PASSCOUNTY PARK
CLAMBAYNRPA
ROOKERY BAYNATIONAL ESTUARINERESEARCH RESERVE
CITYOFNAPLES
TIGERTAIL BEACHCOUNTY PARK
CITY OF MARCO ISLAND
COLLIER-SEMINOLE STATE PARK
CAPE ROMANO
PORTOF THEISLANDS
CAPE ROMANO - TEN THOUSAND ISLANDSAQUATIC PRESERVE
EVERGLADES NATIONAL PARK
CHOKOLOSKEE
PLANTATIONISLAND
EVERGLADESCITY
COPELAND
BIG CYPRESS
NATIONAL
PRESERVE
FAKAHATCHEE STRAND
PRESERVE
STATE PARK
FLORIDA PANTHER
NATIONAL WILDLIFE
REFUGE
SOUTH GOLDENGATE ESTATESNRPA
BELLEMEADENRPA
NORTHBELLEMEADENRPA
IMMOKALEE
CORKSCREWSWAMPSANCTUARY
CREWNRPA
LAKETRAFFORD
R 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E
T 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 SR 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E R 32 E R 33 E R 34 ET 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 S!"#$75
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Æþ41
Æþ41
Æþ41
Æþ41
Æþ41
Æþ41
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GOODLANDGulfofMex
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o
0 1 2 3 4 50.5 Miles
J ?EXEMPTAREA
PREPARED BY: BETH YANG, AICPGIS/CAD MAPPING SECTIONGROWTH MANAGEMENT DEPARTMENTFILE: East Tamiami Trail Mixed Use Subdistrict FLUE Map.mxdDATE: 04/2022
GOLDEN
GATE
Veterans Memorial BLVD
R 32 E R 33 E R 34 E
(1) THIS MAP CAN NOT BE INTERPRETED WITHOUT THE GOALS, OBJECTIVES AND POLICIES OF THE COLLIER COUNTY GROWITH MANAGEMENT PLAN.(2) THE FUTURE LAND USE MAP SERIES INCLUDES NUMEROUS MAPS IN ADDITION TO THIS COUNTYWIDE FUTURE LAND USE MAP. THESE MAPS ARE LISTED AND LOCATED AT THE END OF THE FUTURE LAND USE ELEMENT TEXT.(3) MOST SUBDISTRICTS AS DEPICTED MAY NOT BE TO SCALE. THE FUTURE LAND USE MAP SERIES DEPICTS THESE SUBDISTRICTS TO SCALE.(4) THE CONSERVATION DESIGNATION IS SUBJECT TO CHANGE AS AREAS ARE ACQUIRED AND MAY INCLUDE OUTPARCELS. (5) REFER TO THE GOLDEN GATE AREA MASTER PLAN AND THE IMMOKALEE ARE MASTER PLAN FOR FUTURE LAND USE MAPS OF THOSE COMMUNITIES.
NOTE :
RURAL FRINGEMIXED USE DISTRICT
AGRICULTURAL / RURAL DESIGNATION
AGRICULTURAL/RURAL MIXED USE DISTRICT
Conservation Designation
Estates Designation
FUTURE LAND USE MAP
A D O P T E D - J A N U A R Y, 1 9 8 9
A M E N D E D - J A N U A R Y, 1 9 9 0
A M E N D E D - F E B R U A R Y, 1 9 9 1
A M E N D E D - M AY, 1 9 9 2
A M E N D E D - M AY, 1 9 9 3
A M E N D E D - A P R I L , 1 9 9 4
A M E N D E D - O C T O B E R , 1 9 9 7
A M E N D E D - J A N U A R Y, 1 9 9 8
A M E N D E D - F E B R U A R Y, 1 9 9 9
A M E N D E D - F E B R U A R Y, 2 0 0 0
A M E N D E D - M AY, 2 0 0 0
A M E N D E D - D E C E M B E R , 2 0 0 0
A M E N D E D - M A R C H , 2 0 0 1
A M E N D E D - M AY 1 4 , 2 0 0 2(O r d . N o . 2 0 0 2 -2 4 )A M E N D E D - J U N E 1 9 , 2 0 0 2(O r d . N o . 2 0 0 2 -3 2 )A M E N D E D - O C T O B E R 2 2 , 2 0 0 2(O r d . N o . 2 0 0 2 -5 4 )
A M E N D E D - F E B R U A R Y 11 , 2 0 0 3(O r d . N o . 2 0 0 3 -7 )A M E N D E D - S E P T E M B E R 9 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 3 )A M E N D E D - S E P T E M B E R 1 0 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 4 )
A M E N D E D - D E C E M B E R 1 6 , 2 0 0 3(O r d . N o . 2 0 0 3 -6 7 )A M E N D E D - O C T O B E R 2 6 , 2 0 0 4(O r d . N o . 2 0 0 4 -7 1 )
A M E N D E D - J U N E 7 , 2 0 0 5(O r d . N o . 2 0 0 5 -2 5 )A M E N D E D - J A N U A R Y 2 5 , 2 0 0 7(O r d . N o . 2 0 0 7 -1 8 )A M E N D E D - D E C E M B E R 4 , 2 0 0 7(O r d . N o . 2 0 0 7 -7 8 ,7 9 ,8 1 )A M E N D E D - O C T O B E R 1 4 , 2 0 0 8(O r d . N o . 2 0 0 8 -5 7 ,5 8 ,5 9 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 6 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 7 )A M E N D E D - J A N U A R Y 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -1 4 )A M E N D E D - M AY 2 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -4 1 )A M E N D E D - J U N E 1 0 , 2 0 1 4(O r d . N o . 2 0 1 4 -2 0 )
A M E N D E D - F E B R U A R Y 1 0 , 2 0 1 5(O r d . N o . 2 0 1 5 -1 3 )A M E N D E D - A P R I L 1 4 , 2 0 1 5(O r d . N o . 2 0 1 5 -2 6 )
A M E N D E D - J U N E 9 , 2 0 1 5(O r d . N o . 2 0 1 5 -3 2 )A M E N D E D - J U LY 7 , 2 0 1 5(O r d . N o . 2 0 1 5 -4 2 )
A M E N D E D - M AY 2 4 , 2 0 1 6(O r d . N o . 2 0 1 6 -1 5 )A M E N D E D - J U N E 1 3 , 2 0 1 7(O r d . N o . 2 0 1 7 -2 2 )A M E N D E D - D E C E M B E R 1 2 , 2 0 1 7(O r d . N o . 2 0 1 7 -4 6 )A M E N D E D - M AY 8 , 2 0 1 8(O r d . N o . 2 0 1 8 -2 3 )A M E N D E D - J U N E 1 2 , 2 0 1 8(O r d . N o . 2 0 1 8 -3 0 )A M E N D E D - S E P T E M B E R 11 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 2 )A M E N D E D - S E P T E M B E R 2 5 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 8 )A M E N D E D - S E P T E M B E R 2 4 , 2 0 1 9(O r d . N o . 2 0 1 9 -2 1 )A M E N D E D - O C T O B E R 8 , 2 0 1 9(O r d . N o . 2 0 1 9 -3 3 )
Neutral Lands
Sending Lands
Receiving Lands
Rural Industrial District
Rural Settlement Area District
RURAL COMMERCIAL SUBDISTRICT
Corkscrew Island Neighborhood Commercial Subdistrict
A M E N D E D - J U N E 9 , 2 0 2 0(O r d . N o . 2 0 2 0 -1 5 )A M E N D E D - J U LY 1 4 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 1 )
Meridian Village Mixed Use Subdistrict
Vanderbilt Beach Road Mixed Use Subdistrict
A M E N D E D - S E P T E M B E R 2 2 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 5 )
OVERLAYS ANDSPECIAL FEATURES
Area of Critical State Concern Overlay
Airport Noise Area Overlay
Natural Resource Protection Area (NRPA) Overlay
Bayshore/Gateway Triangle Redevelopment Overlay
Rural Lands Stewardship Area Overlay
Urban-Rural Fringe Transition Area Overlay
North Belle Meade Overlay
Incorporated Areas
Coastal High Hazard Area
NC Square Mixed-Use Overlay
A M E N D E D - O C T O B E R 1 3 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 1 )A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 4 )
A M E N D E D - N O V E M B E R 1 0 , 2 0 2 0(O r d . N o . 2 0 2 0 -4 2 )A M E N D E D - M A R C H 1 , 2 0 2 1(O r d . N o . 2 0 2 1 -0 8 )
A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 6 )
A M E N D E D - A P R I L 2 7 , 2 0 2 1(O r d . N o . 2 0 2 1 -1 7 )A M E N D E D - S E P T E M B E R 2 8 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 2 )
RESEARCH AND TECHNOLOGY PARK SUBDISTRICT
COMMERCIAL MIXED USE SUBDISTRICT
Hibiscus Residential Infill Subdistrict
Livingston Road / Radio Road Commercial Infill Subdistrict
Vanderbilt Beach Road Neighborhood Commercial Subdistrict
Collier Blvd Community Facility Subdistrict
Buckley Mixed Use Subdistrict
Vincentian Mixed Use Subdistrict
Mini Triangle Mixed Use Subdistrict
East Tamiami Trail Commercial Infill Subdistrict
COMMERCIAL DISTRICT
BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT
Mixed Use Activity Center Subdistrict
Interchange Activity Center Subdistrict
Livingston / Pine Ridge Commercial Infill Subdistrict
Industrial District
BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT
Livingston Road / Eatonwood Lane Commercial Infill Subdistrict
Livingston Road Commercial Infill Subdistrict
Seed To TableCommercial Subdistrict
Vanderbilt Beach CommercialTourist Subdistrict
COMMERCIAL MIXED USE SUBDISTRICT
Livingston Road / Veterans Memorial Blvd. Commercial Infill Subdistrict
Orange Blossom / Airport CrossroadsCommercial Subdistrict
Davis-Radio Commercial Subdistrict
Logan Blvd./Immokalee Rd. Commercial Infill Subdistrict
Germain Immokalee Commercial Subdistrict
Greeway - Tamiami Trail East Commercial Subdistrict
Bay House Campus Commercial Subdistrict
URBAN DESIGNATION
MIXED USE DISTRICT
BUSINESS PARK SUBDISTRICTOFFICE AND INFILL COMMERCIAL SUBDISTRICTPUD NEIGHBORHOOD VILLAGE CENTER SUBDISTRICTRESIDENTIAL MIXED USE NEIGHBORHOOD SUBDISTRICT
Urban Residential Subdistrict
Residential Density Bands
Urban Coastal Fringe Subdistrict
Urban Residential Fringe Subdistrict
Orange Blossom Mixed Use Subdistrict
Vanderbilt Beach / Coller Blvd. Commercial Subdistrict
Henderson Creek Mixed Use Subdistrict
Goodlette / Pine Ridge Mixed Use Subdistrict
Livingston Road / Veterans MemorialBoulevard East Residential Subdistrict
Ventana Pointe Residential Overlay
Immokalee Road Interchange Residential Infill Subdistrict
Creekside Commerce Park East Mixed Use Subdistrict
A M E N D E D - O C T O B E R 2 6 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 6 )
East Tamiami Trail Mixed Use Subdistrict
D R A FTEXHIBIT "A"PETITION PL20210001954
SUBJECT SITEPL20210001954
9.B.2
Packet Pg. 139 Attachment: Ordinance 12-26-23 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
INDUSTRIAL/COMMERCIAL NEEDS
ANALYSIS FOR SUBJECT PROPERTY AT
198 BASIK DRIVE, COLLIER COUNTY,
FLORIDA
April 4, 2022
Prepared for
Mr. Keith Basik
NBC RV, LLC
2338 Immokalee Road, Suite 109
Naples, FL 34110
Prepared by
Real Estate Econometrics, Inc.
Real Estate Econometrics, Inc.
Suite 100
707 Orchid Drive
Naples, Florida 34102
(239) 269-1341
Ree-i.com
9.B.3
Packet Pg. 140 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Background
NBC RV, LLC (“Applicant”) is submitting a comprehensive growth management
plan change to modify the 34 +/- acre tract (“Subject Property”) that is located
approximately 450 feet north of the intersection of Tamiami Trail East and Basik
Drive – approximately 5 miles east of Collier Boulevard in Collier County, Florida
(“County”). It is depicted on the East Tamiami Trail Mixed Use Subdistrict Map.
The Applicant wishes to modify the future land use element through a Growth
Management Plan Amendment (“GMPA”) and create a mixed use planned unit
development (“MPUD”) on the site for up to 170,000 square feet of
industrial/commercial use, 90,000 square feet of commercial uses and 145
recreational vehicles units on the property. The underlying land use designation
for the Subject Property is a combination of Agricultural, Industrial, and Travel
Trailer-Recreational Vehicle Campground (TTRVC) which only permits
agricultural related uses, industrial uses related to manufacturing, processing,
storage and warehousing, and travel trailer lots.
The property’s underlying entitlements include 50,000 square feet of
industrial/commercial square feet and 319 RV spaces. Therefore, the analysis
will cover 120,000 square feet of industrial use and 90,000 square feet of
commercial use for a total of 210,000 square feet of total industrial/commercial
uses.
Real Estate Econometrics, Inc. (“Consultant”) has been asked to prepare an
industrial/commercial needs analysis for the property that will be submitted with
the Comp Plan Amendment application being prepared by the Applicant.
This Study is comprised of four parts; the site assessment, the demand
component, the supply component and the demand/supply comparison analysis.
1.0 Site Assessment
1.1 Subject Property Attributes
The Subject Property is located on the north side of Tamiami Trail East
approximately four and a half miles east of Collier Boulevard in Township 51S –
Range 27E – Section 18 in the County. An aerial locator photo in Figure 1.1.1 on
the next page is followed by a summary of the Subject Property’s legal, location,
zoning, and land use attributes obtained from the Collier County Property
Appraiser website.
9.B.3
Packet Pg. 141 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Figure 1.1.1 Subject Property Aerial and Property Appraiser Tables
Source: ESRI and the Consultant
Source: Collier County Property Appraiser
9.B.3
Packet Pg. 142 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Source: Collier County Property Appraiser
Source: Collier County Property Appraiser
1.2 Location Analysis
The Subject Property’s strategic location allows reasonable access to the site
and provides for an ideal location for industrial/commercial and self-storage uses.
As noted above, the Subject Property is strategically located to accommodate
the proposed industrial/commercial and self-storage uses. The Subject Property
has very easy access to Tamiami Trail East. The Subject Property is also
surrounded by the Rural Fringe MUD (“RFMUD”) Receiving Area of the Rural
Lands Stewardship Area. The RFMUD has the potential for 22,131 housing units
to be developed based on 2.66 units per acre.
9.B.3
Packet Pg. 143 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
2.0 Population Growth Around Subject Property
2.1 Overview of Florida Population
Florida is currently the nation’s fourth most populous state, home to an estimated
19.1 million people according to the Census Bureau. By the year 2030, Florida’s
population is projected to total 23.6 million people according to the medium range
series from the University of Florida’s Bureau of Economic and Business
Research. This represents an increase of 245,000 per year.
Florida’s population growth is depicted in Figure 2.1.1 on the next page. This
shows the latest projections of growth by county for the year 2030. As you can
see, the most heavily populated counties in Florida are Broward, Miami-Dade
and Palm Beach counties in Southeast Florida; Hillsborough and Pinellas
counties in the Tampa metro market; Orange County in Central Florida, and
Duval County in the Jacksonville metro area.
9.B.3
Packet Pg. 144 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Figure 2.1.1
Source: University of Florida Bureau of Economic and Business Research
2.2 Overview of Collier County Population Growth.
Currently, the 2020 census counted 375,752 people living year-round in Collier
County. The Bureau of Economic and Business Research Department (“BEBR”)
at the University of Florida notes that by 2030, Collier County’s medium
population is forecasted to be 433,900, a 10-year increase of 58,148 as shown
in Table 2.2.1 on the next page. This is a projected annual growth rate of 1.55%
from 2020 to 2030 compared to Florida’s annual growth rate of 1.36% during the
same time period. The 2020 Census and BEBR data can be found in Appendix
A (Page 16).
0 90 18045 Miles
²
Florida Counties
Population Projections 2030
100,000 or less
100,001 - 250,000
250,001 - 500,000
500,001 - 1,000,000
1,000,001 +
2030 Population Projections by County
9.B.3
Packet Pg. 145 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Table 2.2.1 Collier County 10-Year Population Growth Projection
Collier County 2030 BEBR Medium Population Projection 433,900
Collier County 2020 Census Population 375,752
Total County Population Gain through 2030 58,148
Source: U.S. Census Bureau and Bureau of Economic and Business Research at University of Florida
Population growth in Collier County is primarily due to the in-migration of the
ongoing arrival of baby boomer retirees. The number of baby boomers reaching
retirement age peaks between 2021 and 2025.
2.3 9-Mile Market Area
As the Subject Property is being developed as an “industrial park” with both
industrial and commercial uses, a nine (9)-mile Market Area (“Market Area”) was
selected as the nearest industrial/commercial park is nine (9)-miles away. That
is the industrial/commercial parks conglomerate located at the intersection of
Collier Boulevard and Interstate 75.
Figure 2.3.1 on the next page depicts the Market Area surrounding the Subject
Property along with the four (4) current industrial parks in Collier County.
(Rest of Page Left Intentionally Blank)
9.B.3
Packet Pg. 146 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Figure 2.3.1 Subject Property 9-Mile Market Area with Industrial Parks
Source: ESRI ArcGIS Business Analyst Mapping System
Figure 2.3.2 on the next page shows a close up of the Subject Property’s Market Area.
9.B.3
Packet Pg. 147 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Figure 2.3.2 Subject Property 9-Mile Market Area
Source: ESRI ArcGIS Business Analyst Mapping System
The Table 2.3.1 on the next page shows the U.S. Census demographic profile of
the population that lives within the Market Area surrounding the Subject Site.
9.B.3
Packet Pg. 148 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Table 2.3.1 Market Area Demographic and Income Profile
Source: ESRI and U.S. Census Bureau
9.B.3
Packet Pg. 149 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
In order to determine commercial demand coming from the Market Area, it is
important to determine the population growth in the Market Area for 10 years.
The 10-year marker is what the County considers the horizon year in terms of
measuring future growth, supply and demand.
Table 2.3.1 on the previous page only shows the population projection over the
next five (5) years. The Market Area is projected to grow by 8,736 people as
shown in Table 2.3.2 below.
Table 2.3.2 Market Area Five (5)-Year Population Growth Projection
9-Mile Market Area Population over the next Five (5) Years Total
2026 9-Mile Population Projection 81,927
2021 9-Mile Current Market Population 73,191 8,736
Source: ESRI and U.S. Census Bureau
In order to calculate the Market Area population growth for the next 10 years to
the County’s horizon year, the Consultant calculated the five (5)-year percentage
growth rate (11.94%) and applied that rate to the next five (5) years for a growth
rate of 23.87% over 10 years as shown in Table 2.3.3 below.
Table 2.3.3 Market Area 10-Year Population Growth Projection
9-Mile Market Area Population over the next Ten Years
2031 10-Year Population 90,663
2021 9-Mile Market Population 73,191 17,472
Source: ESRI and U.S. Census Bureau
The Market Area’s 10-year population growth projection will be used to calculate
the demand for industrial/commercial uses over that time period.
9.B.3
Packet Pg. 150 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
3.0 MARKET ANALYSIS
3.1 Market Area Demand
The most reliable indicator of industrial/commercial market demand in the County
is to determine the amount of commercial square footage built in the County then
divide that total amount by the County population to arrive at square feet per
capita (person) in the existing market. Historical industrial/commercial
development in relation to population growth encompasses all aspects of land
development over time including geography, economic fluctuations and various
commercial uses as they relate to market demographics.
Collier County in particular has shown a propensity for industrial/commercial
development to follow residential development. Residential development is
fueled by the population growth in the more undeveloped areas of the County
which then supports commercial development as people moving into the County
require nearby goods and services. Therefore, the industrial/commercial square
feet per capita measure is used in the demand calculation and takes into account
all of the factors previously mentioned.
To determine the square feet per capita in the County, the Consultant extracted
all of the industrial/commercial parcels with built upon square feet in the County.
The next step was to determine the amount of commercial square feet that is on
the ground as of 2021. Acreage not built upon was not used in this calculation.
The Consultant then used the 2020 U.S. Census population for the County from
the U.S. Census data in Table 2.2.1 on page 5 to calculate the
industrial/commercial square footage per capita in the County. The
Industrial/commercial square foot demand per capita in Collier County is 114.11
as shown in Table 3.1.1 below.
Table 3.1.1 Collier County Per Capita Industrial/Commercial Demand
Developed Industrial: 12,554,600
Developed Commercial: 30,322,246
Total Developed Industrial/Commercial: 42,876,846
Collier County 2020 U.S. Census Population: 375,752
Collier County Per Capita Industrial/Commercial Square Feet: 114.11
Source: ESRI and Collier County Property Appraiser
With the industrial/commercial square footage per capita calculated, the next
step is to determine the industrial/commercial demand coming from the Market
Area. The demand is calculated by multiplying the Market Area’s 10-year
population growth by the per capita demand for industrial/commercial square feet
as shown in Table 3.1.2 on the next page.
9.B.3
Packet Pg. 151 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Table 3.1.2 Market Area 10-Year Industrial/Commercial Square Feet Demand
2031 10-Year, 9-Mile Market Population: 90,663
2021 9-Mile Market Population: 73,191
Market Area 10-Year Population Growth: 17,472
Collier County Per Capita Industrial/Commercial Square Feet: 114.11
Market Area 10-Year Industrial/Commercial Square Feet Demand: 1,993,720
Source: ESRI, Collier County Property Appraiser and the Consultant
The Market Area will have a demand for 1,993,720 square feet of
industrial/commercial demand over the next 10 years.
3.2 Market Area Supply
The next step in the commercial needs analysis is to determine the amount of
existing and potential competing industrial/commercial square footage in the
Market Area.
The Consultant performed a three-part process in the ARCgis desktop program
to determine both the existing and potential competing commercial parcels that
would be used in the analysis. The first step in the process is to join all of the
Collier County Property Appraiser data with the ARCgis program. The second
step is to join the Market Area overlay shape file with the Property Appraiser
data.
All of the industrial/commercial zoned parcels over 1.0 acres in size included
within the Market Area are shown in Appendix B (Page 20).
The Consultant then used a floor area ratio (“FAR”) that consists of using all of
the industrial square footage built in the County and dividing that by the
developed industrial acreage to obtain an average square footage per acre FAR
(5,473 sq. Ft./Acre) that is indicative of the true Market Area industrial supply
being developed to meet the industrial demand being generated from the Market
Area. The consultant used that FAR to calculate the potential square feet that
could be developed on the vacant industrial/commercial zoned and Non-Ag
parcels.
There were two parcels with known commercial square footage (Hacienda Lakes
North and Hammock Park Apartments) where it was appropriate to use the actual
commercial square footage instead of considering the entire parcel as potential
commercial space.
9.B.3
Packet Pg. 152 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Table 3.2.1 below indicates the total amount of existing FAR per acre and
potential commercial square feet in the Market Area.
Table 3.2.1 Total Market Area Developable Square Feet Potential
Total Vacant Industrial/Commercial Acres: 273.31
Average Developed Square Feet per Acre: 5,473
Total Vacant Acre Industrial/Commercial Square Feet Potential: 1,495,919
Hacienda Lakes (North Parcels): 210,000
Hammock Park Commercial: 7,000
Total Industrial/Commercial Square Feet Potential: 1,712,919
Source: ESRI, Collier County Property Appraiser and ESRI ARCgis mapping system
There was one Non-Ag (DOR 99) parcel over 30-acres that was located along a
major arterial that was comparable in size to the Subject Property and should be
considered as potential industrial/commercial square footage. The parcel is
40.35 acres in size and not located adjacent to or near existing residential
property. That parcel is added to the potential industrial/commercial square feet
total in Table 3.2.2 below and shown in Appendix C (Page 23).
Table 3.2.2 Total Potential Developable Square Feet with Comparable
Non-Ag Acreage Included
Vacant Commercial Zoned 1,712,919
Potential Non-Ag Zoned Parcels over 30 acres 220,866 1,933,785
Source: ESRI, Collier County Property Appraiser and ESRI ARCgis mapping system
In addition, a proposed project next to the Subject Property is in for a Small-Scale
Growth Management Plan amendment that seeks 50,000 square feet of
retail/office space and 120,000 square feet of indoor storage space. The total of
170,000 square feet of space is included in the supply side of the analysis.
3.3 Supply – Demand Analysis
The final step in the Commercial Needs Analysis is to put the supply and demand
calculations together in order to determine the oversupply or undersupply of
commercial space in the Market Area Small-Scale both with the current existing
and potential commercial square footage and with the proposed project acreage
being included in the supply totals. It is assumed that the Subject Property would
be one-half developed in five years and fully developed in 10 years. Table 3.3.1
on the next page shows that calculation.
9.B.3
Packet Pg. 153 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Table 3.3.1 Supply Demand Analysis with Allocation Ratio and without
Subject Property
Industrial/Commercial Demand (sq. ft.) 2026 2031
Market Area Population Growth 8,736 17,472
Demand Per Industrial/Commercial Inventory & Population 996,860 1,993,720
Potential Supply without Subject Property
Vacant Industrial/Commercial/Non-Ag Zoned Property Square Feet 1,933,785 1,933,785
Basik Drive Adjacent Parcel (PL20210000045) 170,000 170,000 2,103,785 2,103,785
Allocation Ratio 2.11 1.06
Source: Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant
Adding the proposed 120,000 square feet of industrial/commercial space
proposed for the Subject Property is shown in Table 3.3.2 below.
Table 3.3.2 Supply Demand Analysis with Allocation Ratio and
Subject Property
Industrial/Commercial Demand (sq. ft.) 2026 2031
Market Area Population Growth 8,736 17,472
Demand Per Industrial/Commercial Inventory & Population 996,860 1,993,720
Potential Supply without Subject Property
Vacant Industrial/Commercial/Non-Ag Zoned Property Square Feet 1,933,785 1,933,785
Basik Drive Adjacent Parcel (PL20210000045) 170,000 170,000
Basik Property 105,000 210,000
2,208,785 2,313,785
Allocation Ratio 2.22 1.16
Source: Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant
9.B.3
Packet Pg. 154 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
The future demand generally looks out to the Comprehensive Plan’s horizon year
depending on the jurisdiction’s comprehensive plan and growth management
plan horizon year requirements. In Collier County’s case, the Comprehensive
Plan’s horizon year is considered ten (10) years from the current year.
It is at this point of the analysis that has caused an anomaly in determining a true
economic supply and demand result. On the supply side, it is relatively easy to
determine the amount of existing and approved supply from the property
appraiser data. The difficulty lies in the vacant non-approved potential lands.
Collier County Staff requires the Applicant to take all of those lands that have a
commercial overlay on them and include them as supply by putting a floor area
ratio figure to the acreage.
The issue becomes apparent when all of the lands that are not in the existing or
approved category are included in the particular land use analysis. By putting all
of the potential lands in the supply category, the assumption is that all of that
land would be developed as that particular land use overlay and nothing else.
The flaw in that representation is all of those vacant approved parcels and
parcels designated by the FLUM as having the potential to be developed as one
use, which could be a non-competing or some other commercial use. The same
parcels are also counted as competing supply when a commercial needs
analysis is performed for another commercial use. Essentially, they are double
counted in both analyses when they will actually be developed as the market
demand dictates. A general economic principal states that all markets are
efficient and that supply for the most part is generated as demand dictates. It is
a rare situation where supply generates demand.
The allocation ratio measures the amount of additional acreage required in
relation to the directly utilized acreage to assure proper market functioning in the
sale, usage and allocation of land. The additional acreage is required in order to
maintain market level pricing and to account for the likelihood that certain lands
will not be placed on the market for sale during the forecast horizon or may be
subject to future environmental or other constraints. Thus, the lands allocated in
the FLUM should be considerably greater than those that will actually be used or
developed.
Basic economic principals have shown that markets are efficient in terms of
supply and demand and the ultimate lack of available commercial choices
creates an impediment to the market functioning properly. One must also
consider that not all of the office/commercial designation in the future land use
map will be developed as such since the owners of those properties will only
develop the land with uses that respond to market demand.
9.B.3
Packet Pg. 155 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
The increased acres will maintain flexibility within the comprehensive plan, keep
prices reasonable by not constraining land supply, and compensate for lands
which may be unavailable for sale or subject to environmental or other
development constraints.
Growth management practices have suggested that the greater the time horizon
of the comprehensive plan, the greater the allocation ratio needed to maintain
flexibility of the comprehensive plan. Other factors that influence the residential
acreage allocation ratio are the nature and speed of the developing area and the
area’s general exposure to growth trends in the market. The Consultant believes
that to ensure proper flexibility in the comprehensive plan of a rapidly growing
county like Collier, a commercial allocation ratio in the range of 1.15 to 1.25 is
necessary to maintain planning flexibility and to account for the double counting
of land uses.
History has shown that the former Florida Department of Community Affairs
(“DCA”) (Currently the Florida Department of Economic Opportunity) (“DEO”)
recommended an allocation ratio of 1.25 in the horizon year of a comprehensive
plan yet it had seen and approved allocation ratios in the 1.8 to 2.4 range and in
some cases even larger allocation ratios for longer forecast horizons. Otherwise,
if allocation ratios are not used in the analysis, then an appropriate breakdown
of the potential lands between the various land use types needs to be undertaken
in order to more accurately analyze the need for a comprehensive land use
change.
4.0 CONCLUSIONS
4.1 The Consultant used all of the data and analysis in the previous sections to
determine the total supply and demand for industrial/commercial space in the
Subject Property’s Market Area from 2021 through 2031.
The results show that the addition of the Subject Property to the Collier County
commercial inventory will not adversely affect the balance of commercial supply
in the Nine (9)-Mile area. The Allocation Ratio is 1.16 in the Collier County
Comprehensive Plan 2031 horizon year with the addition of the Subject Property
and is .01 above the recommended 1.15 allocation ratio used by the County.
As noted earlier, markets are efficient and the future supply will be developed as
the market grows and diversifies. However, the future supply will be exhausted
as it related to future demand just after 2031 so it is imperative that the future of
the industrial/commercial supply in the Subject Property’s Market Area needs to
be monitored as the population and subsequent demand increases.
9.B.3
Packet Pg. 156 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
APPENDIX A
9.B.3
Packet Pg. 157 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Collier County, Florida 2020 U.S. Census Data
9.B.3
Packet Pg. 158 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
University of Florida
Bureau of Economic and Business Research
2022 Population Projections
9.B.3
Packet Pg. 159 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.3
Packet Pg. 160 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
APPENDIX B
9.B.3
Packet Pg. 161 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Market Area Undeveloped Zoned Industrial/Commercial Parcels
FID ACRES_GIS O_NAME1 LUSE LUSE_D
472 21.63 WINCHESTER LAND LLC 40 Vacant Industrial
37087 11.57 WINCHESTER LAND LLC 40 Vacant Industrial
411 10.34 WINCHESTER LAND LLC 40 Vacant Industrial
138123 0.00 HACIENDA LAKES OF NAPLES LLC 10 Vacant Commercial
44505 41.26 ROOKERY BAY BUSINESS PARK LLC 10 Vacant Commercial
138125 34.15 HACIENDA LAKES OF NAPLES LLC 10 Vacant Commercial
37207 0.00 HAMMOCK PARK APARTMENTS 10 Vacant Commercial
37221 9.50 AMERISITE LLC 10 Vacant Commercial
37216 9.28 COLLIER RATTLESNAKE LLC 10 Vacant Commercial
152952 9.19 STOCK DEVELOPMENT LLC 10 Vacant Commercial
201475 9.05 SHADI OF NAPLES INC 10 Vacant Commercial
37739 5.80 11140 TAMIAMI LLC 10 Vacant Commercial
138122 5.34 HACIENDA LAKES OF NAPLES LLC 10 Vacant Commercial
140155 4.94 NASSIF GOLF VENTURES LLC 10 Vacant Commercial
37213 4.75 AMERISITE LLC 10 Vacant Commercial
37208 4.75 AMERISITE LLC 10 Vacant Commercial
37920 4.59 MARTIN TR, LONNIE J 10 Vacant Commercial
73459 4.56 ESPROP LLC 10 Vacant Commercial
193315 4.34 COLLIER LAND DEVELOPMENT INC 10 Vacant Commercial
44347 4.06 STOR-ALL TAMIAMI TRAIL LLC 10 Vacant Commercial
37917 3.71 TAMIAMI HABITAT LLC 10 Vacant Commercial
37924 3.67 TAMIAMI HABITAT LLC 10 Vacant Commercial
193304 2.97 DANKO HOLDINGS LP 10 Vacant Commercial
37735 2.84 11140 TAMIAMI LLC 10 Vacant Commercial
168744 2.83 41 SQUARE LLC 10 Vacant Commercial
37914 2.75 UTOPIA EAST TRAIL LLC 10 Vacant Commercial
152443 2.52 TSO AP III SPE 2 LP 10 Vacant Commercial
140156 2.30 NASSIF GOLF VENTURES LLC 10 Vacant Commercial
37913 2.30 GEHRING, CHRISTOPHER 10 Vacant Commercial
44376 2.21 STOR-ALL TAMIAMI TRAIL LLC 10 Vacant Commercial
193296 2.07 COLLIER LAND DEVELOPMENT INC 10 Vacant Commercial
168713 2.07 KC NAPLES TAMIAMI LLC 10 Vacant Commercial
195397 2.00 SIERRA MEADOWS LLC 10 Vacant Commercial
44350 2.00 STOR-ALL TAMIAMI TRAIL LLC 10 Vacant Commercial
195395 1.95 S-H NAPLES DEVELOPMENT 10 Vacant Commercial
166967 1.94 MARCO ISLAND HOSPITAL INC 10 Vacant Commercial
37926 1.92 BAREFOOT 11700 LLC 10 Vacant Commercial
168740 1.92 KC NAPLES TAMIAMI LLC 10 Vacant Commercial
37918 1.84 12840 EAST TRAIL LLC 10 Vacant Commercial
37915 1.84 12000 TAMIAMI TRAIL EAST LLC 10 Vacant Commercial
9.B.3
Packet Pg. 162 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
FID ACRES_GIS O_NAME1 LUSE LUSE_D
37911 1.84 DEE TR, BRUCE D 10 Vacant Commercial
37912 1.84 GEHRING, CHRISTOPHER 10 Vacant Commercial
202918 1.75 KRIMITSOS, GEORGE 10 Vacant Commercial
44321 1.69 ABC LIQUORS INC 10 Vacant Commercial
209455 1.53 WAL-MART STORES EAST LP 10 Vacant Commercial
168762 1.52 LAWRENCE N THOMPSON TRUST 10 Vacant Commercial
159955 1.51 VAN CLEEF, GARY R 10 Vacant Commercial
195394 1.40 RACETRAC PETROLEUM INC 10 Vacant Commercial
200940 1.38 PROGENY II CORPORATION 10 Vacant Commercial
168714 1.38 KC NAPLES TAMIAMI LLC 10 Vacant Commercial
168765 1.37 TAMIAMI CYPRESS LLC 10 Vacant Commercial
159734 1.37 PUBLIX SUPER MARKETS INC 10 Vacant Commercial
195402 1.30 JSF RATTLESNAKE HAMMOCK LLC 10 Vacant Commercial
44374 1.29 BLACK RIVER ROCK LLC 10 Vacant Commercial
37741 1.15 TAMIAMI DIXIE LLC 10 Vacant Commercial
45215 1.12 NAPLES BIG CYPRESS INDUSTRIAL 10 Vacant Commercial
37933 1.06 12840 EAST TRAIL LLC 10 Vacant Commercial
193299 1.06 4570 THOMASSON LANE LLC 10 Vacant Commercial
170671 1.03 LEROY & LORETTA HUENFELD TRUST 10 Vacant Commercial
Total 273.31
Parcels with Proposed Square Feet
Appendix B Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property
Appraiser and ArcGIS
9.B.3
Packet Pg. 163 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
APPENDIX C
9.B.3
Packet Pg. 164 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
Market Area Acreage Not Zoned Agriculture but Potential Industrial/Commercial Parcels
in excess of 30 Acres and Adjacent to Major Arterial Road.
FID ACRES_GIS O_NAME1 LUSE LUSE_D
37075 40.35 TRINITY REAL ESTATE TRUST 99 Acreage not zoned agricultural
Total 40.35
Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser
and ArcGIS
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9.B.3
Packet Pg. 165 Attachment: Property Needs Analysis Report 4-3-22 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.4Packet Pg. 166Attachment: Affidavit of Posting Notice and Photos of Public Hearing Sign (PL20210001953 & PL20210001954) (28347 : PL20210001954 GMPA
9.B.4Packet Pg. 167Attachment: Affidavit of Posting Notice and Photos of Public Hearing Sign (PL20210001953 & PL20210001954) (28347 : PL20210001954 GMPA
9.B.5Packet Pg. 168Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 169Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 170Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 171Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 172Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 173Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 174Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 175Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 176Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 177Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 178Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 179Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
9.B.5Packet Pg. 180Attachment: 8-22-23 NIM -TF & PK NIM Documents (9-15-2023) (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
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Packet Pg. 206 Attachment: legal ad - agenda IDs 27914 & 27783 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
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 12, 2024, in the Board of County Commissioners
Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami Trail, Naples FL to
consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING
ORDINANCE 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 TO CREATE THE EAST TAMIAMI
TRAIL MIXED USE SUBDISTRICT BY CHANGING THE DESIGNATION OF
PROPERTY FROM AGRICULTURAL RURAL, RURAL INDUSTRIAL DISTRICT AND
AGRICULTURAL RURAL, RURAL FRINGE MIXED USE DISTRICT-RECEIVING
LANDS TO AGRICULTURAL RURAL, AGRICULTURAL / RURAL MIXED USE
DISTRICT, EAST TAMIAMI TRAIL MIXED USE SUBDISTRICT, TO ALLOW UP TO
356,000 SQUARE FEET OF GROSS FLOOR AREA OF HEAVY COMMERCIAL AND
INDUSTRIAL USES, AND UP TO 75 TRAVEL TRAILER-RECREATIONAL VEHICLE
CAMPGROUND UNITS, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE
ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE
SUBJECT PROPERTY IS LOCATED 450± FEET NORTHEAST OF THE
INTERSECTION OF BASIK DRIVE AND TAMIAMI TRAIL EAST, 5 MILES EAST OF
COLLIER BOULEVARD, IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA, CONSISTING OF 33.523± ACRES. [PL20210001954]
AND
9.B.6
Packet Pg. 207 Attachment: legal ad - agenda IDs 27914 & 27783 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA CREATING A MIXED USE PLANNED UNIT DEVELOPMENT, BY
AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY
LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE
ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR
MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED
REAL PROPERTY FROM INDUSTRIAL (I), RURAL AGRICULTURAL-RURAL
FRINGE MIXED USE DISTRICT-RECEIVING LAND (A-RFMUD-RECEIVING), AND
TRAVEL TRAILER-RECREATIONAL VEHICLE CAMPGROUND-RURAL FRINGE
MIXED USE DISTRICT-RECEIVING LAND (TTRVC-RFMUD-RECEIVING) ZONING
DISTRICTS TO A MIXED USE PLANNED UNIT DEVELOPMENT TO BE KNOWN AS
NBC RV MIXED USE PLANNED UNIT DEVELOPMENT, A PORTION OF WHICH
REMAINS IN THE RURAL FRINGE MIXED USE DISTRICT-RECEIVING LANDS
ZONING OVERLAY, TO ALLOW UP TO 356,000 SQUARE FEET OF GROSS FLOOR
AREA OF HEAVY COMMERCIAL AND INDUSTRIAL USES AND UP TO 75 TRAVEL
TRAILER-RECREATIONAL VEHICLE CAMPGROUND UNITS ON PROPERTY
LOCATED 450± FEET NORTHEAST OF THE INTERSECTION OF BASIK DRIVE AND
TAMIAMI TRAIL EAST, 5 MILES EAST OF COLLIER BOULEVARD IN SECTION 18,
TOWNSHIP 51 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA,
CONSISTING OF 33.523± ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
[PL20210001953]
(See Map Below)
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 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 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
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.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public
comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely
should register through the link provided within the specific event/meeting entry on the Calendar of Events on the
County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted on the
County website. Registration should be done in advance of the public meeting, or any deadline specified within the
public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how
they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s risk.
The County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey
Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
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
9.B.6
Packet Pg. 208 Attachment: legal ad - agenda IDs 27914 & 27783 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
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
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By: Yani Fernandez, Deputy Clerk
(SEAL)
Posted to notices.collierclerk.com on February 21, 2024
9.B.6
Packet Pg. 209 Attachment: legal ad - agenda IDs 27914 & 27783 (28347 : PL20210001954 GMPA East Tamiami Trail Industrial Subdistrict)
TamiamiTRLETurinDRBasikDRMontelloLNEHamiltonRDRecyclingWAYTrinity PLRiggs RD!IProjectLocation9.B.6Packet Pg. 210Attachment: legal ad - agenda IDs 27914 & 27783 (28347 : PL20210001954 GMPA East Tamiami Trail