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Agenda 06/11/2024 Item # 9A (Ordinance - Rezoning 2.16 acres for property located at 438 Gordonia Road)06/11/2024 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 2.16± acres of property from the Rural Agricultural (A) zoning district to the Residential Single -Family-1 (RSF-1) zoning district, to allow up to two single-family dwelling units with a maximum density of up to one dwelling unit per acre on property located at 438 Gordonia Road, on the southeast corner of Gordonia Road and Carica Road, also described as Lot 19, Block H, Pine Ridge Extension Subdivision, in Section 3, Township 49 South, Range 25 East, Collier County, Florida. [PL20230013880] (This is a companion to item 8A) 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, render a decision regarding the petition, and ensure the project is in harmony with all the applicable codes and regulations to ensure that the County's interests are maintained. CONSIDERATIONS: The subject property is within a narrow strip of land that runs roughly 2.3 miles north to south from Vanderbilt Beach Road to Pine Ridge Road and about 500 east to west between Gordonia Road and Goodlette-Frank Road. This strip of land is one of the few remaining places west of Goodlette -Frank Road where agriculturally zoned land remains. Currently, this land is mostly developed with single-family residences; a small number of lots remain undeveloped and most parcels are in the one to two-acre range. Most of the parcels west of Gordonia Road are between one (1) and one and one-half (1.5) acres. Once finished, the petition and project will result in two single-family residences, which will mirror the general appearance of the existing residential development in the area. The petitioner desires to rezone the property from A to RSF-1 for the purpose of splitting the property into two legal lots. The applicant will either sell the newly created parcel or contract a builder to build a home. Once the property is rezoned, the existing grandfathered non-conforming home loses its legal non-conforming status, thus requiring a companion variance. The variance is needed for each front yard (the property is a corner lot) to reduce the existing front setback from 50 feet to 35 feet for the northern front yard and 45 feet for the western front yard. In addition, the petitioner needs a two-foot variance on the south side yard, as the minimum lot width of 150 feet cannot be met without drawing an irregularly shaped lot line for splitting the parcel. After the rezone and variance petitions are approved, the applicant will proceed with a Lot Split application. Comprehensive Planning, Environmental Planning, Transportation Planning, and the Utilities Department find the project consistent with the Growth Management Plan. The petition meets all the criteria for amending the official zoning atlas, LDC section 10.02.08. F (Analysis included in CCPC staff report beginning at the bottom of page five.) The applicant met all public notice requirements for this public hearing. FISCAL IMPACT: The Rezone (RZ) in 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 RZ is approved, a portion of the land could be developed, and the new development would impact Collier County's public facilities. The County collects impact fees before issuing a Certificate of Occupancy (CO) 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 (GMP) as needed to maintain the adopted Level of Service (LOS) for public facilities. Other permitting fees for site development and building will be collected before the issuance of a CO. Please note that impact fees and taxes collected were not included in the criteria used by staff and the CCPC to analyze this petition. GROWTH MANAGEMENT IMPACT: Per the Future Land Use Map (FLUM) of the Future Land Use Element 9.A Packet Pg. 104 06/11/2024 (FLUE) of the Growth Management Plan (GMP), the property has a future land use designation of Urban/Mixed - Use District/Residential Subdistrict. The purpose of the Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. The Subdistrict comprises approximately 93,000 acres or 80% of the Urban Mixed-Use District. Maximum eligible residential density shall be determined through the Density Rating System, which has a base density of four dwelling units per acre but shall not exceed 16 dwelling units per acre except in accordance with the Transfer of Development Rights Section of the LDC. The proposed rezone is in keeping with the intent of the GMP. Comprehensive Planning staff has reviewed the proposed rezone and finds it consistent with the GMP. ENVIRONMENTAL ADVISORY COUNCIL RECOMMENDATION: This project did not require an Environmental Advisory Council (EAC) review, as it did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: On May 16, 2024, two petitions were heard by the CCPC; PL-RZ-PL20230013880 and a companion petition, VA-PL20230014908, both for 438 Gordonia Road. By a vote of 5-1 (Comm. Schumacher opposed), the CCPC recommended forwarding this petition (and its companion) to the Board with a recommendation of approval. One individual from the public was opposed to the petition due to commitments from a private covenant which the County doesn't enforce, causing this to be heard as a Board Advertised Public Hearing item. LEGAL CONSIDERATIONS: This is a site-specific rezone from the Rural Agriculture (A) zoning district to the Residential Single-Family-1 (RSF-1) zoning district. The attached staff report and recommendations of the Planning Commission are advisory only and are not binding on you. All testimony given must be under oath. The Petitioner has the burden to prove that the proposed rezoning is consistent with all the criteria set forth below, and you may question Petitioner or staff, to satisfy yourself that the necessary criteria have been satisfied. Should you consider denying the rezone, to assure that your decision is not later found to be arbitrary, discriminatory, or unreasonable, the denial must be based upon competent, substantial evidence that the proposal does not meet one or more of the listed criteria below. Criteria for Straight Rezones 1. Will the proposed change be consistent with the goals, objectives, policies, future land use map, and the Growth Management Plan elements? 2. Will the proposed rezone be appropriate considering the existing land use pattern? 3. Would the proposed rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 4. Are the existing district boundaries illogically drawn in relation to existing conditions on the property proposed for change? 5. Do changed or changing conditions make the passage of the proposed amendment necessary? 6. Will the proposed change adversely influence living conditions in the neighborhood? 7. 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 vehicular traffic, including activity during construction phases of the development, or otherwise, affect public safety? 8. Will the proposed change create a drainage problem? 9. Will the proposed change seriously reduce light and air to adjacent areas? 9.A Packet Pg. 105 06/11/2024 10. Will the proposed change adversely affect property values in the adjacent area? 11. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 12. Will the proposed change constitute a grant of special privilege to an individual owner as contrasted with the public welfare? 13. Are there substantial reasons why the property cannot be used in accordance with existing zoning? 14. Is the change suggested out of scale with the needs of the neighborhood or the County? 15. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 16. 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. 17. What is 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? 18. Are there other factors, standards, or criteria relating to this rezone request that the Board of County Commissioners deems important in protecting public health, safety, and welfare? 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 is approved as to form and legality and requires an affirmative vote of four for Board approval. -DDP RECOMMENDATION: To approve rezone petition RZ-PL20230013880, 438 Gordonia Road, rezoning 2.16± acres of property from a Rural Agricultural (A) zoning district to a Residential Single -Family-1 (RSF-1) zoning district. Prepared by: Eric Ortman, Planner III, Zoning Division, Growth Management Development Department ATTACHMENT(S) 1. RZ-PL20230013880 Gordonia Staff Report w CAO (PDF) 2. Attachment 1 - Proposed Ordinance - 040924 (PDF) 3. Attachment 2 - GMP Consistency Review (PDF) 4. [Linked] Attachment 3 - Applicant Backup Documents (PDF) 5. Attachment 4 - Legal Ads and Sign Photos (PDF) 6. Legal Ads - Agenda IDs 29008 & 28972 (438 Gordonia Rd. rezone) (PDF) 9.A Packet Pg. 106 06/11/2024 COLLIER COUNTY Board of County Commissioners Item Number: 9.A Doc ID: 29008 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 2.16± acres of property from the Rural Agricultural (A) zoning district to the Residential Single -Family-1 (RSF-1) zoning district, to allow up to two single-family dwelling units with a maximum density of up to one dwelling unit per acre on property located at 438 Gordonia Road, on the southeast corner of Gordonia Road and Carica Road, also described as Lot 19, Block H, Pine Ridge Extension Subdivision, in Section 3, Township 49 South, Range 25 East, Collier County, Florida. [PL20230013880] (This is a companion to item 8A) Meeting Date: 06/11/2024 Prepared by: Title: Operations Analyst – Planning Commission Name: Diane Lynch 05/22/2024 4:06 PM Submitted by: Title: Zoning Director – Zoning Name: Mike Bosi 05/22/2024 4:06 PM Approved By: Review: Growth Management Community Development Department Diane Lynch GMD Approver Completed 05/22/2024 4:06 PM Zoning Mike Bosi Division Director Completed 05/23/2024 7:39 AM Unknown Jaime Cook GMCDD Reviewer Completed 05/23/2024 4:16 PM Growth Management Community Development Department James C French Growth Management Completed 05/28/2024 1:40 PM County Attorney's Office Derek D. Perry Level 2 Attorney Review Completed 05/31/2024 8:58 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 05/31/2024 8:59 AM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 05/31/2024 9:11 AM Office of Management and Budget Laura Zautcke OMB Reviewer Completed 06/03/2024 9:11 AM County Manager's Office Amy Patterson Level 4 County Manager Review Completed 06/04/2024 10:16 AM Board of County Commissioners Geoffrey Willig Meeting Pending 06/11/2024 9:00 AM 9.A Packet Pg. 107 Gordonia Rezone RZ-PL20230013880 Page 1 of 9 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT ZONING DIVISION – ZONING SERVICES SECTION HEARING DATE: MAY 16, 2024 SUBJECT: PL20230013880, GORDONIA ROAD REZONE (Companion to VA-PL20230014908) PROPERTY OWNER/AGENT: The applicant and owner are the same person who is representing himself. Eddy JD Olivares II 438 Gordonia Road Naples, FL 34108 REQUESTED ACTION: The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to amend Ordinance Number 2004-41, as amended, the Collier County Land Development Code (LDC), 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 the Rurual Agricultural District (A) to Residential Single-Family- 1 (RSF-1) to allow the petitioner to split the two-acre property into two parcels. GEOGRAPHIC LOCATION: The subject ±2.16-acre parcel is located at 438 Gordonia Road, aka Pine Ridge Extension Block H Lot 19, in Section 3, Township 49 South, Range 25 East, Collier County, Florida. The property is in the southeast quadrant of the intersection of Gordonia Road and Carica Road, approximately 250 west of Goodlette Frank Road and one mile south of Vanderbilt Beach Road. (See the location map on page 2 and survey of conceptual split on page 3.) 9.A.a Packet Pg. 108 Attachment: RZ-PL20230013880 Gordonia Staff Report w CAO (29008 : 28972PL20230013880 Gordonia Rd Rezone) Gordonia Rezone RZ-PL20230013880 Page 2 of 9 9.A.aPacket Pg. 109Attachment: RZ-PL20230013880 Gordonia Staff Report w CAO (29008 : 28972PL20230013880 Gordonia Rd Gordonia Rezone RZ-PL20230013880 Page 3 of 9 PURPOSE/DESCRIPTION OF PROJECT: The petitioner desires to rezone the property from A to RSF-1 for the purpose of splitting the property into two legal lots. The applicant will either sell the newly created parcel or contract a builder to build a home. Once the property is rezoned, the existing grandfathered non-conforming home loses its legal non- conforming status, thus requiring a companion variance. The variance is needed for each front yard (the property is a corner lot) to reduce the existing front setback from 50 feet to 35 feet for the northern front yard and 45 feet for the western front yard. In addition, the petitioner needs a two-foot variance on the south side yard, as the minimum lot width of 150 feet cannot be met without drawing an irregularly shaped lot line for splitting the parcel. After the rezone and variance petitions are approved, the applicant will proceed with a Lot Split application. 9.A.a Packet Pg. 110 Attachment: RZ-PL20230013880 Gordonia Staff Report w CAO (29008 : 28972PL20230013880 Gordonia Rd Rezone) Gordonia Rezone RZ-PL20230013880 Page 4 of 9 SURROUNDING LAND USE AND ZONING: Collier County GIS Zoning Map The subject parcel has a current zoning designation of Agricultural (A) and is surrounded as follows: Everything west of Gordonia Road is zoned RSF-1. Everything east of Goodlette-Frank Road is zoned PUD. Everything in between Gordonia Road and Goodlette-Frank Road is zoned A. GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Per the Future Land Use Map (FLUM) of the Future Land Use Element (FLUE) of the Growth Management Plan (GMP), the property has a future land use designation of Urban/Mixed-Use District/Residential Subdistrict. The purpose of the Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. The Subdistrict comprises approximately 93,000 acres or 80% of the Urban Mixed-Use District. Maximum eligible residential density shall be determined through the Density Rating System, which has a base density of four dwelling units per acre but shall not exceed 16 dwelling units per acre except in accordance with the Transfer of Development Rights Section of the LDC. The proposed rezone is in keeping with the intent of the GMP. Comprehensive Planning staff has reviewed the proposed rezone and finds it consistent with the GMP. (The GMP is concerned with land uses and not with dimensional requirements; therefore, the companion variance is neither consistent nor inconsistent with the GMP.) Transportation Element: Transportation Planning staff has evaluated the proposed changes. The change presents no transportation-related issues with consistency. The additional trips generated by the additional parcel/residence represent a De Minimus impact on the adjacent roadway network. Therefore, Transportation Planning staff finds the petition consistent with the GMP. 9.A.a Packet Pg. 111 Attachment: RZ-PL20230013880 Gordonia Staff Report w CAO (29008 : 28972PL20230013880 Gordonia Rd Rezone) Gordonia Rezone RZ-PL20230013880 Page 5 of 9 Conservation and Coastal Management Element (CCME): Environmental staff evaluated the petition. The property is ±2.16-acre acres, and the proposed project is consistent with the CCME's goals, objectives, and policies. STAFF ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Subsection 10.02.08. F., Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establishes the legal bases to support the CCPC’s recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC (Board of Collier County Commissioners), who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below under the heading “Rezone Findings.” In addition, staff offers the following analyses: Transportation Review: Transportation Planning staff has reviewed the petition and recommends approval of this request. Environmental Review: Environmental Planning staff has reviewed this petition. The property has been historically maintained cleared of native vegetation (single-family). Therefore, the Master Plan does not show a preserve since no minimum preservation is required. No listed animal species were observed on the property. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Utility Review: The project is and will remain served by private well and septic systems as connections to Collier County Water-Sewer District (CCWSD) services are not required. The project lies within the regional potable water service area and the north wastewater service area of the CCWSD. Water and wastewater services are not readily available via existing infrastructure within the adjacent right-of-way or 200’. Sufficient water and wastewater treatment capacities are available. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. Zoning Services Review: The subject property is within a narrow strip of land that runs roughly 2.3 miles north to south from Vanderbilt Beach Road to Pine Ridge Road and about 500 east to west between Gordonia Road and Goodlette-Frank Road. This strip of land is one of the few remaining places west of Goodlette-Frank Road where agriculturally zoned land remains. Currently, this land is mostly developed with single-family residences; a small number of lots remain undeveloped. Most of the parcels west of Gordonia are between one (1) and one and one-half (1.5) acres. Once finished, the petition and project will result in two single-family residences, which will mirror the general appearance of the existing residential development in the area. REZONE FINDINGS: LDC Subsection 10.02.08. F. states, “When pertaining to the rezoning of land, 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” (The criteria are italicized, Staff’s responses to these criteria are provided in regular font): 9.A.a Packet Pg. 112 Attachment: RZ-PL20230013880 Gordonia Staff Report w CAO (29008 : 28972PL20230013880 Gordonia Rd Rezone) Gordonia Rezone RZ-PL20230013880 Page 6 of 9 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the GMP. The purpose of the Residential Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. This is what the petition is requesting. The petition is consistent with all applicable elements of the FLUE of the GMP. The project is and will remain served by private well and septic systems as connections to Collier County Water-Sewer District (CCWSD) services are not required. Water and wastewater mains are available along Goodlette-Frank Road. 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. 2. The existing land use pattern. The existing land use pattern west of the subject property is residential single-family zoned RSF- 1 with lot sizes varying from 1.0 to 1.5 acres. North and south of the property is a band of land zoned agricultural that has a small number of undeveloped lots, with all the rest of the land having been developed into single-family homes. East of the property is Goodlette-Frank Road; to the east of Goodlette are PUDs with single-family homes and attached duplexes. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The surrounding area is completely residential development with single-family and attached villas. If granted, the petition and subsequent conclusion of the project’s goal will fit seamlessly into the existing land use pattern and not create an isolated district. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. As shown on the zoning map on page four of this staff report, the existing district boundaries are logically drawn and are the same as when the original plat for the area was created. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The surrounding land is residentially developed, as is the agriculturally zoned strip of land within which the subject property lies. The petition is not necessary but is within the applicant’s right and will make what the applicant considers to be a higher and better use of the land. It is also consistent with the surrounding development. Though the agricultural strip of land remains zoned agricultural, its use shifted to residential some time ago. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will allow for the addition of a single residential dwelling unit, which will complement the neighborhood in all aspects and not cause any adverse influences. 9.A.a Packet Pg. 113 Attachment: RZ-PL20230013880 Gordonia Staff Report w CAO (29008 : 28972PL20230013880 Gordonia Rd Rezone) Gordonia Rezone RZ-PL20230013880 Page 7 of 9 The project is and will remain served by private well and septic systems as connections to Collier County Water-Sewer District (CCWSD) services are not required. Water and wastewater mains are available along Goodlette-Frank Road. 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. 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 currently has adequate capacity to serve the project. The traffic impact of one additional dwelling will be de minimus to traffic congestion. 8. Whether the proposed change will create a drainage problem. Development of the newly created lot will require meeting the County’s stormwater requirements. It is not anticipated that the addition of the house will create a drainage problem. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. With a maximum height in the RSF-1 of 35 feet, front and rear yard setbacks of 50 feet; and side yard setbacks of 30 feet, the project will not reduce light and air to adjacent neighboring properties. 10. Whether the proposed change would adversely affect property values in the adjacent area. The subject site and adjacent area are already residentially developed. While property valuation includes many subjective factors, staff is of the opinion that this rezone will not adversely impact property values in the adjacent area as it will mirror existing development. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The addition of one house will not be a deterrent to the improvement or development of adjacent properties, particularly as there are few undeveloped lots remaining in the area. The basic premise underlying the development standards in the LDC is that sound application, when combined with the site development plan approval process and/or subdivision process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the proposed rezone should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed development complies with the GMP, a public policy statement supporting zoning actions when they are consistent with said Comprehensive Plan. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. The proposed change does not constitute a grant of special privilege, as any other landowner could request the same petition for their property. 9.A.a Packet Pg. 114 Attachment: RZ-PL20230013880 Gordonia Staff Report w CAO (29008 : 28972PL20230013880 Gordonia Rd Rezone) Gordonia Rezone RZ-PL20230013880 Page 8 of 9 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property could be left as is, with the only impact being to the finances of the homeowner. However, the homeowner is within his right to request a rezone and companion variance, which will result in the addition of a single, compatible home that is reflective of what currently exists. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. As previously stated, the newly created lot will be comparable in size to surrounding properties. The petition is requesting a rezone of existing land and a variance to an existing home. It is possible that whoever decides to develop the property could propose a home that is out of scale with the neighborhood but that is not what is being requested with this petition. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. Residential development is already permitted. The homeowner could find other sites; however, he already owns this site. Another site would likely involve additional costs and complexities that the owner does not want to encounter. 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. Any development anticipated by the proposed petition would require the same amount of site alteration that was required to build the surrounding homes. No dredging or filling is anticipated; however, due to changing FEME requirements for base flood elevation (BFE), the envelope for any building may need to be raised. 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 GMP and as defined and implemented through the Collier County adequate public facilities ordinance. The project is and will remain served by private well and septic systems as connections to Collier County Water-Sewer District (CCWSD) services are not required. Water and wastewater mains are available along Goodlette-Frank Road. 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. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the CCPC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant duly noticed and held the required meeting on March 29, 2024, at 10:00 a.m. at the Rees Meeting Room at the Naples Regional Library, located at 650 Central Avenue, Naples, Florida. In addition to the applicant and staff person, one couple attended the NIM. They did not voice any 9.A.a Packet Pg. 115 Attachment: RZ-PL20230013880 Gordonia Staff Report w CAO (29008 : 28972PL20230013880 Gordonia Rd Rezone) Gordonia Rezone RZ-PL20230013880 Page 9 of 9 objections but were interested in what was being planned. The NIM ended at approximately 10:20 a.m. To date, no letters, phone calls, or emails of objection have been received. COUNTY ATTORNEY OFFICE REVIEW: This Staff Report was reviewed by the County Attorney’s Office on April 26, 2024. STAFF RECOMMENDATION: The proposed rezone is consistent with the applicable provisions of the GMP, and the uses allowable in this rezoning will be compatible with surrounding land uses. Staff has provided Rezone Findings to support this contention. Therefore, Planning & Zoning Review staff recommends that the Collier County Planning Commission forward Petition RZ-PL20230013880, 438 Gordonia Road, to the Board of County Commissioners with a recommendation of approval. Attachments: Attachment 1: Proposed Rezone Ordinance Attachment 2: GMP Consistency Review Attachment 3: Applicant Backup Documentation Attachment 4: Legal Ads, Public Notice Sign 9.A.a Packet Pg. 116 Attachment: RZ-PL20230013880 Gordonia Staff Report w CAO (29008 : 28972PL20230013880 Gordonia Rd Rezone) Attachment 1 Proposed Ordinance 9.A.b Packet Pg. 117 Attachment: Attachment 1 - Proposed Ordinance - 040924 (29008 : 28972PL20230013880 Gordonia Rd Rezone) 9.A.b Packet Pg. 118 Attachment: Attachment 1 - Proposed Ordinance - 040924 (29008 : 28972PL20230013880 Gordonia Rd Rezone) unit per acre for a ±2.16-acre project. The appropriate zoning atlas map or maps, as described in Ordinance umber 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. PASSED A D DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this __ day of ________ 2024. ATTEST: CRYSTAL K. KINZEL, CLERK By: __________ _ , Deputy Clerk Approved as to form and legality: Derek D. Perry Assistant County Attorney Exhibit ·'A" -Location Map [24-CPS-02433/ 1858303/2] 13 438 Gordonia RD, Naples (RZ) RZ-PL20230013880 4/9/2024 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA By: __________ _ Chris Hall, Chairman Page 2 of 2 9.A.b Packet Pg. 119 Attachment: Attachment 1 - Proposed Ordinance - 040924 (29008 : 28972PL20230013880 Gordonia Rd Rezone) Location Map Zoning Map Page 1 of 1 9.A.b Packet Pg. 120 Attachment: Attachment 1 - Proposed Ordinance - 040924 (29008 : 28972PL20230013880 Gordonia Rd Attachment 2 GMP Consistency Review 9.A.c Packet Pg. 121 Attachment: Attachment 2 - GMP Consistency Review (29008 : 28972PL20230013880 Gordonia Rd Rezone) Growth Management Community Development Department Zoning Division—Comprehensive Planning Section C O N S I S T E N C Y R E V I E W M E M O R A N D U M To: Eric Ortman, Planner III, Zoning From: Parker Klopf, Planner III, Comprehensive Planning Date: January 9th, 2024 Subject: Future Land Use Element (FLUE) Consistency Review PETITION NUMBER: PL20230013880 PETITION NAME: 438 Gordonia RD (RZ) REQUEST: The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to rezone land zoned Agricultural (A) to a Residential Single Family (RSF-1) The rezone will permit the applicant to split the property to allow 1 residential dwelling unit per acre. LOCATION: The subject ±2.09-acre parcel is located at 438 Gordonia Road, aka Pine Ridge Extension Block H Lot 19, in Section 3, Township 49 South, Range 25 East, Collier County, Florida. The property is in the southeast quadrant of the intersection of Gordonia Road and Carica Road, approximately 200 west of Goodlette Frank Road and one mile south of Vanderbilt Beach Road. COMPREHENSIVE PLANNING COMMENTS: The subject property is located in the Pine Ridge Estates Neighborhood which is part of the Urban residential subdistrict of the Urban Mixed-use District as identified on the countywide Future Land Use Map (FLUM) of the Growth Management Plan (GMP). Within the Urban Residential Subdistrict, and in accordance with the Density Rating System of the FLUE, a base density of Four (4) Dwelling Units Per acre (DU/A) is allowed. The proposed rezone has requested to provide a residential density of 1 DU/A. Relevant FLUE Objectives and policies are stated below (in italics); each policy is followed by staff analysis [in bold]. FLUE Policy 5.4: All applications and petitions for proposed development shall be consistent with this Growth Management Plan, as determined by the Board of County Commissioners. 9.A.c Packet Pg. 122 Attachment: Attachment 2 - GMP Consistency Review (29008 : 28972PL20230013880 Gordonia Rd Rezone) Attachment 4 Legal Ads, Sign Affidavits and Sign Photo 9.A.e Packet Pg. 124 Attachment: Attachment 4 - Legal Ads and Sign Photos (29008 : 28972PL20230013880 Gordonia Rd Rezone) 6C | TUESDAY, MARCH 12, 2024 |NAPLES DAILY NEWS + Ķ_Ē źĒş¨ êŒĹń Œä¼Ĥ¼ļÏ¼Œ ùêÏŒ ä{êļĪ _Ē ă¼¨ êŒĹń Œä¼¼ńŒ ńù¼¼Ĥ ä{êļ -ĹŶ¼ ¼Ŷ¼ļ ä{®Īķ ŗ *-UY -B GB§ Y;SŎU;-BŎ;-$_ SêŒşļ¼® êń ;şŹşļêĒşń ;{ńŒêĉÖ Aêļ{ùşŹŜĪ ń÷ {ĒşŒ Ēşļ Ñ ĒăÏĒļŒ wĒĉ¼ ä{êļĪ sĒş{ĉĹŒ{ùŷ{źńùê¼®Ēŷĉêĉ¼®{ĉ®ńù¼¼ĤĪ*¼{ļŒşļĉ¨{ļ®ê{ĤļĒù¼ăń¨ äêĤ Ēļ {÷ {ä¼ń È {ĉ® ®Ēſ¼ĉń ĒÏ ĒŒä¼ļ {êùă¼ĉŒń {ĉ® ŷĒļļê¼ńĪ _äĒń¼ {ļ¼ Œä¼ ĉêÖäŒń źĒşĹ® ÖêŶ¼ {ĉźŒäêĉÖ ÏĒļ { ĒăÏĒļŒ{ù¼ ä{êļ ŒĒ ńù¼¼Ĥ êĉ§ Ēĉ¼ Œä{Œ ļ¼ùêĉ¼ń ŒĒ ¼Ź{Œùź Œä¼ ļêÖäŒ ®¼Öļ¼¼¨ ļ{êń¼ń źĒşļ Ï¼¼Œ {ĉ® ù¼Öń õşńŒ ŷä¼ļ¼ źĒş ŷ{ĉŒ Œä¼ă¨ ńşĤĤĒļŒń źĒşļ ä¼{® {ĉ® ńäĒşù®¼ļń ĤļĒĤ¼ļùź¨ {ĉ® ĒĤ¼ļ{Œ¼ń {Œ Œä¼ ŒĒşä ĒÏ { şŒŒĒĉĪ Gşļ S¼ļÏ¼Œ Yù¼¼Ĥ ä{êļŁ ®Ē¼ń {ùù Œä{Œ {ĉ® ăĒļ¼Ī AĒļ¼ Œä{ĉ { ä{êļ Ēļ ļ¼ùêĉ¼ļ¨ êŒĹń ®¼ńêÖĉ¼® ŒĒ ĤļĒŶê®¼ ŒĒŒ{ù ĒăÏĒļŒĪ äĒĒń¼ źĒşļ Ĥļ¼Ï¼ļļ¼® ä¼{Œ {ĉ® ă{ńń{Ö¼ ń¼ŒŒêĉÖń¨ ÏĒļ äĒşļń ĒÏ ńĒĒŒäêĉÖ ļ¼ù{Ź{ŒêĒĉĪ U¼{®êĉÖ Ēļ ŷ{ŒäêĉÖ _oĲ Gşļ ä{êļĹń ļ¼ùêĉ¼ Œ¼äĉĒùĒÖź {ùùĒŷń źĒş ŒĒ Ĥ{şń¼ Œä¼ ä{êļ êĉ {ĉ êĉÐĉêŒ¼ ĉşă¼ļ ĒÏ ń¼ŒŒêĉÖńĪ ĉ® ¼ńŒ ĒÏ {ùù¨ êŒ Ï¼{Œşļ¼ń { ĤĒŷ¼ļÏşù ùêÏŒ ă¼ä{ĉêńă Œä{Œ ŒêùŒń Œä¼ ¼ĉŒêļ¼ ä{êļ ÏĒļŷ{ļ®¨ ă{÷êĉÖ êŒ ¼{ńź ŒĒ ńŒ{ĉ®Ī sĒşĹùù ùĒŶ¼ Œä¼ ĒŒä¼ļ ¼ĉ¼ÐŒń¨ ŒĒĒĪ -Œ ä¼ùĤń ŷêŒä Ēļļ¼Œ ńĤêĉ{ù {ùêÖĉă¼ĉŒ {ĉ® ĤļĒăĒŒ¼ń {÷ Ĥļ¼ńńşļ¼ ļ¼ùê¼Ï¨ ŒĒ Ĥļ¼Ŷ¼ĉŒ {÷ {ĉ® ăşńù¼ Ĥ{êĉĪ _ä¼ ĒŶ¼ļńŒşÏÏ¼®¨ ĒŶ¼ļńêſ¼® êńşêŒ ńŒźù¼ {÷ {ĉ® şĉêış¼ ń¼{Œ ®¼ńêÖĉ ŷêùù ļ{®ù¼ źĒş êĉ ĒăÏĒļŒĪ %¼ĉ¼ļĒşńùź Ðùù¼®¨ ŷê®¼ {ļăļ¼ńŒń ĤļĒŶê®¼ ¼ĉä{ĉ¼® {ļă ńşĤĤĒļŒ ŷä¼ĉ ńêŒŒêĉÖ Ēļ ļ¼ùêĉêĉÖĪ -Œ ¼Ŷ¼ĉ ä{ń { {ŒŒ¼ļź {÷şĤ êĉ {ń¼ ĒÏ { ĤĒŷ¼ļ ĒşŒ{Ö¼Ī päêŒ¼ ÖùĒŶ¼ ®¼ùêŶ¼ļź êĉùş®¼® êĉ ńäêĤĤêĉÖ ä{ļÖ¼Ī SļĒÏ¼ńńêĒĉ{ùń ŷêùù ®¼ùêŶ¼ļ Œä¼ ä{êļ ŒĒ Œä¼ ¼Ź{Œ ńĤĒŒ êĉ źĒşļ äĒă¼ ŷä¼ļ¼ źĒş ŷ{ĉŒ êŒ¨ şĉĤ{÷ êŒ¨ êĉńĤ¼Œ êŒ¨ Œ¼ńŒ êŒ¨ ĤĒńêŒêĒĉ êŒ¨ {ĉ® ¼Ŷ¼ĉ {ļļź Œä¼ Ĥ{÷{ÖêĉÖ {ŷ{źÍ sĒş Ö¼Œ źĒşļ äĒê¼ ĒÏ ;şŹşļêĒşń {ĉ® ;{ńŒêĉÖ Aêļ{ùşŹ¨ %¼ĉşêĉ¼ -Œ{ùê{ĉ ;¼{Œä¼ļ¨ ńŒ{êĉ {ĉ® ùêışê® ļ¼Ĥ¼ùù¼ĉŒ şļ{ùşŹ ŷêŒä Œä¼ ù{ńńê ù¼{Œä¼ļ ùĒĒ÷¨ Ēļ Ĥùşńä AêļĒ;şŹ ăêļĒÐ¼ļ¨ {ùù ä{ĉ®ļ{ÏŒ¼® êĉ { Ŷ{ļê¼Œź ĒÏ ĒùĒļń ŒĒ ÐŒ {ĉź ®¼ĒļĪ {ùù ĉĒŷÍ Sù¼{ń¼ ă¼ĉŒêĒĉ Ē®¼ ĜĜōōÄŌ ŷä¼ĉ Ēļ®¼ļêĉÖĪ ÄÄÄéŌĜŌéĎÔĜĎ UAG_éGB_UG;; Y-;s Y*-$_Y $UGA $;_ _G Y_BéYY-Y_ SGY-_-GB BĒŷ {Ŷ{êù{ù¼ êĉ { Ŷ{ļê¼Œź ĒÏ ĒùĒļń¨ Ï{ļêń {ĉ® ńêſ¼ńĪ ăĒêùêŒź ńù¼¼Ĥ ĒăÏĒļŒ ń{Ï¼Œź ¼{şń¼ ¼{ä S¼ļÏ¼Œ Yù¼¼Ĥ ä{êļ êń { ă{®¼éŒĒéĒļ®¼ļ ¼®®êĉÖ ĤļĒ®şŒ êŒ {ĉĉĒŒ ¼ ļ¼Œşļĉ¼®¨ şŒ êÏ êŒ {ļļêŶ¼ń ®{ă{Ö¼® Ēļ ®¼Ï¼ŒêŶ¼¨ {Œ Ēşļ ĒĤŒêĒĉ ŷ¼ ŷêùù ļ¼Ĥ{êļ êŒ Ēļ ļ¼Ĥù{¼ êŒĪ ¬ ŝƃŝŝ 7Ēşļĉ¼ź *¼{ùŒä {ĉ® ;êÏ¼ńŒźù¼Ī ¼ĉõĒźêĉÖ ùêÏ¼ ĉ¼Ŷ¼ļ Ö¼Œń Ēù® %¼ĉşêĉ¼ -Œ{ùê{ĉ ;¼{Œä¼ļ ù{ńńê ¼{şŒź ńŒźù¼ Í B¼ŷ Aêļ{ùşŹŜ ùşŹşļêĒşń ù{ńŒêĉÖ ä¼ńŒĉşŒ ;êÖäŒ %ļ{ź Y{®®ù¼ äĒĒù{Œ¼ ;ĒĉÖ ;{ńŒêĉÖ şļ{;şŹŜ ńŒ{êĉ ùêışê® ļ¼Ĥ¼ùù¼ĉŒ AêļĒ;şŹŜ AêļĒÐ¼ļ ļ¼{Œä{ù¼ {ă{ſêĉÖùź ńĒÏŒ şļÖşĉ®ź _{ĉ äĒĒù{Œ¼ ùş¼ IN THE CIRCUIT COURT FOR COLLIER COUNTY, FLORIDA PROBATE DIVISION File No. 11-2024-CP-000239-0001-XX IN RE: Estate of Carolyn Costello NOTICE TO CREDITORS The administration of the estate of Carolyn Costello, deceased, whose date of death was September 3, 2023, is pending in the Circuit Court for Collier, Florida, Probate Division, the address of which is 3315 Tamiami Trail East, Ste. 102, Naples, FL 34112-5324. The names and addresses of the personal repre- sentative and the personal represen- tative’s attorney are set forth below. All creditors of the decedent and other persons having claims or demands against decedent’s estate on whom a copy of this notice is required to be served must file their claims with this court WITHIN THE LATER OF 3 MONTHS AFTER THE TIME OF THE FIRST PUBLI- CATION OF THIS NOTICE OR 30 DAYS AFTER THE DATE OF SERVICE OF A COPY OF THIS NOTICE ON THEM. All other creditors of the decedent and other persons having claims or demands against decedent’s estate must file their claims with this court WITHIN 3 MONTHS AFTER THE DATE OF THE FIRST PUBLICA- TION OF THIS NOTICE. ALL CLAIMS NOT FILED WITHIN THE TIME PERIODS SET FORTH IN SECTION 733.702 OF THE FLORIDA PROBATE CODE WILL BE FOREVER BARRED. NOTWITHSTANDING THE TIME PERIODS SET FORTH ABOVE, ANY CLAIM FILED TWO (2) YEARS OR MORE AFTER THE DECEDENT’S DATE OF DEATH IS BARRED. The date of first publication of this notice is March 5, 2024. Attorney for Personal Representa- tive: Jesse A. Yaker Notice To Creditors NOTICE IS HEREBY GIVEN that the undersigned desiring to engage in business under fictitious name of Dor-Mar Naples Air Condition- ing Repair and Service located at 4851 Tamiami Trail N Ste 200 in the County of Collier in the City of Naples, Florida 34103, intends to register the said name with the Divi- sion of Corporations of The Florida Department of State, Tallahassee, Florida. Dated at Naples, Florida, this 8, day of March, 2024. Owner, Dor-Mar HVAC, LLC March 12 2024 LSAR0071827 Fictitious Business                                               Public Notices                                                                               Public Notices Florida Bar No. 1044915 Reed Smith LLP 10 S. Wacker Dr., Suite 4000 Chicago, IL 60606 Personal Representative: Lauren Hutchinson 2708 Buckthorn Way Naples, FL 34105 March 5,12 2024 LSAR0068808 Notice To Creditors Public Notices                                                                                                                                           Public Notices     1539 Chesapeake Ave Naples Open House 3/10-3/17 ,1-4 PM Waterfront 2 bd/2bth condo for $465,000! Long screened balcony overlooks available dock. Easy ac- cess to the Gulf. Walking distance to 5th Ave dining & entertainment. 239-298-2170 Keith Marvelle John R Wood Properties         Real Estate/Rentals Olde Naples Charming, furnished, two bedrm, two bath condo with office nook, washer dryer.heated pool. walk to beach,tennis shops restaurants and NCH fitness Annual rental $3500 per mo Andrea 239-860-3761               FORT MYERS Sunterra Apartments is currently accepting applications for wait-list, Monday-Friday 9am to 3pm; 1,2 and 3 bedrooms; laundry on site, no pets; property is located at 3541 Evans Ave. Please call (239)936-6865 for more information TTY call 711 “Equal Housing Opportu- nity”                                        Bonita 2BR/2BA, Condo for 2025 season,1st flr, gated, near Gulf, Pool/Spa/Grill, no smoking/pets 732-910-4063          9.A.e Packet Pg. 125 Attachment: Attachment 4 - Legal Ads and Sign Photos (29008 : 28972PL20230013880 Gordonia Rd Rezone) NOTICE OF PUBLIC HEARING Not,ce is hereby given that a public hearing wilt be hsld by th€ Collle, County plannlng Commlasion(CCPC) al $iO AM. on M.y 16, A)24, in th6 Board ot Cou;ty Commissioners;eeting room, third floor,Collier Government Cent€r. 3299 East Tamiami Trail, Napl€s,'FL to consider: - AN ORDINANCE OF TI{E BOAND OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDAAMENDING ONDINA}'CE NUMBEA 2(D4..(I, AS A E'{DED, THE COLLIEi COUNTY LANDD€VELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSTVE ZONING REGULANONSFOE 'HE UNINCORPOFATED ANEA OF COLLIER COUNTY, FLORIDA, BY AMENDING THEAPPROPRIATE ZONING ATI.A{i MAP OR MAPS BY CHANGINb THE ZONING CIAIiSIFICATIONOF THE HEREIN I'ESCRIBED FEAL PBOPERTY FFOM A RURAL AGRICULiURAL (4 ZOXINGolsTnlcT TO A REStDEitTt L STNGLE FAt tLy-l (RSF_1) ZONTNG OtSrRtCT, TO ALLOW Up TOrWO SINOLE FAMILY OWELLINO UXTiS WTH A MAXIMUM DENSITY OF UP iO ONE DWELLING UI.ITT PER ACRE ON PFOPERW LOCATED AT 498 GORDON|A ROAD, ON THE SOUTHEASTCORNER OF GOfiDONIA ROAD AND CARICA ROAD, ALSO DESCRIBET, AS LOT 19, BLOCK H,HN€ HDGE OfiENSIOiI SUBOMSION, IN SECTIOI{ 3, TOWNSHIP .T9 SOUTH, BAIGE 25 EAST,CgLLIEA COUNIY, FLORIDA CONSISTING OF r2.16 ACRES; AND By pROVtDtNG AN EFFECT|VEDATE. [PL2OUmr 38801 AND A RESOLUNON OF THE BOARD OF ZONING APPEALS OF COLUER COUNTY, FLORIDAaPPROMNG A VAnhNCE FROM SECTTON 4.02.01, TABLE 2.1 - TABLE OF MiN|MUM yARIi REOUIREMENTS, OF THE LAND DEVELOPMENT COOE, TO REDUCE THE REQUIRED MINIMUM FRONT YABDS FROM 50 FEET TO 34.34 FEEI ON THE NORTH SIOE AND /li},S8 FEET ON THE WEST SIDE, AND TO REOUCE THE REOUIRED MINIMUM SIDE YAND FROM 30 FEET TO 27.A4 FEET ON THE SOUTH SIDE, FOR A SINGII FAMILY HOME ON AI{ RSF-I ZONED PROPERTY LOCATED AT(ts GORDONIA FOAD, ON THE SOUTHEAST CORNER OFGORDONIA ROADAND CARICA ROAD, 9! | polnoN oF LoT 19, BLocK H, ptNE RTDGE EXTENS|O SUBD|V|SION, tN SECnOI 3,TOWMiH|P 49 SOUIH, RANGE 25 EASI, COLLTER COUNTY, FLOFTDA tpL2o23qil4gosl Project Location I2 All intoresl€d parti€s are invltod to app€ar and b€ head. Copi€s ol thE propos€d fuina.Ee/ Resoftrionwill b€ mad€ avajlable for inspection d the Collier County Clork,s office, fourth lloor, Coltier CoJnty Governm€nt C€r{€(, 3299 East TamiomiTrail, Suit€ 401, Napt6s, FL 94.t.12, one (1) we€k prior to th€ scheduhd headng. Writton commerts must bo fited with tho Zoning DM!'ion, pnor to M.y.ta, 2024. Ar pa.t ot dl orlgolng initiattue to encoure€ public lovolvem€nt, the prrblic will have the opportunity toprovido public commonts remotdy, as woll as in p€rson, d(rlng this proc€€dlng. lndividuala who would lik6 lo participate rqrlot€ly shouH r€gist€. ttuorrgh th€ tink provid€d wtbtn th; sp€cifc or/ofiVm€otingedry on the Caisndar of Evoflt9 on the County website al wwwcolliercounM.gov/our-county/vbltorsT cal6ndar-of-6vont9 after th6 agonda is post.d on th€ County w€bsite. R€giatition stDuld b6 done in advanco oJ the.public m€gting, or any d€€dlin€ sp€citi€d r44thln the pob[; rngsting notice. tndivlduats wtlo regid€f will r9c€avo an 6nr6il in advancs oJ the pubtic h€s.ing dstaiting how they can paibipate I€motoly ln this mesting, Romo{o p€rticipation is providod as a cou.tosy and is at the us6r,s risk. Thecoudy is rlot r€6F,onsibr€ lor redlnlcat rsgu€a. For additional inlormation about rho me6ting, please caI Ray 80110,16 at 252-2463 or ernait to Bay.BollowsocolliorcourM.gov Any p6r9oo who docid€s io appoa, any decislon of tho Co[b. County pt.nnlng Comrdlrioo (CCFC] will need a record ol lhs proceedings p€rlalning th€r€lo anO Aloreiorg, may-need to onsurs that av€abatm r€cord ol thg proc66dhgB ls rnado, which record include3 tho tostirnony and evidenco upoowhict th6 appoal ls bs€d. tl yo, T" " p€rson with a dlsability wtro ne€ds any accommodation in ode( to participat€ in thbpro@€ding, you ar€ eititl€d. at no cost to you, to thg provision ol certain 6siEtanc6. il€qg€ cqtact th€ 991Y 99. lty_i9lhi6 Manag€rn€ Divisbn, tocatsd ar 3glr5 Tarnlami Tra East, Suire .l Or , Napt6s, FL34112-5356,.(239 252-8380, at toaeltwo {2) qays prior to the m6eting. Assisted tistoning devicss ioithshoaring impaiEd at€ avaihblg ln tho Boqrd o( County Commission€rs o'fc6. Collier Courny flannlng Comml$ion Ednin Fry6r, Chairman o : , !F -(n : z D!alno or 2ln-o [' 9.A.e Packet Pg. 126 Attachment: Attachment 4 - Legal Ads and Sign Photos (29008 : 28972PL20230013880 Gordonia Rd Rezone) 9.A.e Packet Pg. 127 Attachment: Attachment 4 - Legal Ads and Sign Photos (29008 : 28972PL20230013880 Gordonia Rd Rezone) 9.A.ePacket Pg. 128Attachment: Attachment 4 - Legal Ads and Sign Photos (29008 : 28972PL20230013880 Gordonia Rd 9.A.f Packet Pg. 129 Attachment: Legal Ads - Agenda IDs 29008 & 28972 (438 Gordonia Rd. rezone) (29008 : 28972PL20230013880 Gordonia Rd Rezone) NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE 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 June 11, 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 OF COLLIER COUNTY, FLORIDA 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 A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A RESIDENTIAL SINGLE FAMILY-1 (RSF-1) ZONING DISTRICT, TO ALLOW UP TO TWO SINGLE FAMILY DWELLING UNITS WITH A MAXIMUM DENSITY OF UP TO ONE DWELLING UNIT PER ACRE ON PROPERTY LOCATED AT 438 GORDONIA ROAD, ON THE SOUTHEAST CORNER OF GORDONIA ROAD AND CARICA ROAD, ALSO DESCRIBED AS LOT 19, BLOCK H, PINE RIDGE EXTENSION SUBDIVISION, IN SECTION 3, TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF ±2.16 ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20230013880] AND A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA, APPROVING A VARIANCE FROM SECTION 4.02.01, TABLE 2.1 - TABLE OF MINIMUM YARD REQUIREMENTS, OF THE LAND DEVELOPMENT CODE, TO REDUCE THE REQUIRED MINIMUM FRONT YARDS FROM 50 FEET TO 34.38 FEET ON THE NORTH SIDE AND 43.58 FEET ON THE WEST SIDE, AND TO REDUCE THE REQUIRED MINIMUM SIDE YARD FROM 30 FEET TO 27.84 FEET ON THE SOUTH SIDE, FOR A SINGLE FAMILY HOME ON AN RSF-1 ZONED PROPERTY LOCATED AT 438 GORDONIA ROAD, ON THE SOUTHEAST CORNER OF GORDONIA ROAD AND CARICA ROAD, ON A PORTION OF LOT 19, BLOCK H, PINE RIDGE EXTENSION SUBDIVISION, IN SECTION 3, TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. [PL20230014908] (See Map Below) A copy of the proposed Ordinance/ Resolution 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. 9.A.f Packet Pg. 130 Attachment: Legal Ads - Agenda IDs 29008 & 28972 (438 Gordonia Rd. rezone) (29008 : 28972PL20230013880 Gordonia Rd Rezone) 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 Ray Bellows at 252-2463 or email to Ray.Bellows@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 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 By: Yani Fernandez, Deputy Clerk (SEAL) Posted to notices.collierclerk.com on May 22, 2024. 9.A.f Packet Pg. 131 Attachment: Legal Ads - Agenda IDs 29008 & 28972 (438 Gordonia Rd. rezone) (29008 : 28972PL20230013880 Gordonia Rd Rezone) AutumnWoodsBLVDRidge D RSatinleafRDSOrangeBlossomDR PondCypressCTWildForestCTRidgeCTCarica R D MyrtleRDGordoniaRDGoodlette-Frank RD N!IProjectLocation9.A.fPacket Pg. 132Attachment: Legal Ads - Agenda IDs 29008 & 28972 (438 Gordonia Rd. rezone) (29008 : Attachment 3 Applicant's Backup Documents including NIM Co ��e-r County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliereov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 STANDARD REZONE APPLICATION LDC Section 10.02.08 Chapter 3 H. of the Administrative Code PROJECT NO PROJECT NAME To be completed by staff DATE PROCESSED APPLICANT CONTACT INFORMATION Name of Property Owner(s): Eddy JD Olivares II Name of Applicant if different than owner: Address: 438 Gordonia Rd Telephone. 239-270-8319 City: Naples Cell: E-Mail Address: ejdolivares@gmail.com Name of Agent: Firm: Address: Telephone: E-Mail Address: City: Cell: PROPERTY INFORMATION State: FL Zip: 34108 Fax: State: ZIP: Fax: Provide a detailed legal description of the property covered by the application, if space is inadequate, attach on separate page: • 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; • The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre -application meeting; and • The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: _1__/49 / 25 Lot: 19 Block: H Subdivision: PINE RIDGE EXT Plat Book: Page #: Property I.D. Number: 67281600000 09/28/2017 Page 1 of 8 Coffier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Size of Property: 303 ft. x 309 ft. = 93,654 Total Sq. Ft. Acres: 2.09 Address/ General Location of Subject Property: 438 Gordonia Rd., Naples, FL 34108 ADJACENT ZONING AND LAND USE Zoning Land Use N A/RSF-1 Single Family Residence S AG Single Family Residence J E AG Single Family Residence W RSF-1 Single Family Residence If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property: (If space is inadequate, attach on separate page) Section/Township/Range: Plat Book: Page #: Property I.D. Number: Lot: Block: Subdivision: Metes & Bounds Description: REZONE REQUEST This application is requesting a rezone from: AG Zoning district(s) to the Present Use of the Property RSF-1 Single Family Residence zoning district(s). Proposed Use (or range of uses) of the subject property: Split re -zoned lot to allow 2 single family residences Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. 09/28/217 Page 2 of 8 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Co er County ASSOCIATIONS 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Requirement: List all registered Home Owner Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner's website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: Mailing Address: Name of Homeowner Association: Mailing Address: Name of Homeowner Association: Mailing Address: Name of Homeowner Association: Mailing Address: Name of Homeowner Association: Mailing Address: City: State: ZIP• City: State: ZIP: City: State: ZIP: City: State: ZIP: City: State: ZIP: EVALUATION CRITERIA Pursuant to LDC section 10.02.08, staff's 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, please provide a narrative statement describing the rezone request with specific reference to the criteria noted below. Include any backup materials and documentation in support of the request. 1. Whether the proposed change will be consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. 2. The existing land use pattern. 3. The possible creation of 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 for the proposed change. 5. Whether changed or changing conditions make the passage of the proposed amendment (rezone) when necessary. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. 8. Whether the proposed change will create a drainage problem. 09/28/217 Page 3 of 8 CO ley County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.collier,gov.net (239) 252-2400 FAX: (239) 252-6358 9. Whether the proposed change will seriously reduce light and air to adjacent areas. 10. Whether the proposed change will seriously 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. 12. Whether the proposed change will 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. 14. Whether the change suggested is 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. 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. 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]. 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. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? 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? Q Yes ❑ No if so please provide copies. 09/28/217 Page 4 of 8 Cofer County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliereov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 STATEMENT OF UTILITY PROVISIONS FOR STANDARD REZONE REQUEST APPLICANT INFORMATION Name of Applicant(s): Eddy JD Olivares II Address: 438 Gordonia Rd. Telephone: 239-270-8319 Cell: E-Mail Address: ejdolivares@gmail.com Address of Subject Property (If available): City: State: ZIP: City: Naples State: FL LEGAL DESCRIPTION Section/Township/Range:3/ 4� 25 Lot: 19 Block: H Subdivision: PINE RIDGE EXT Plat Book: Page #: Property I.D. Number Metes & Bounds Description: Fax: 67281600000 TYPE OF SEWAGE DISPOSAL TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System C. Franchised Utility System d. Package Treatment Plant e. Septic Provide Name: (GPD Capacity): ZIP: 34108 I TYPE OF WATER SERVICE TO BE PROVIDED I a. County Utility System b. City Utility System C. Franchised Utility System Provide Name: d. Private System (Well) P Total Population to be Served: 5 Peak and Average Daily Demands: A. Water -Peak: 910 gpd B. Sewer -Peak: 1.5 gpm Average Daily: 700 gpd Average Daily: 500 gpd 09/28/217 Page 5 of 8 erryr F'bo.1 CofeY County r COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: N/A 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. 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. 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. I PUBLIC NOTICE REQUIREMENTS I This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 H. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 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. 09/28/217 Page 6 of 8 A� Cgffier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Pre -Application Meeting and Final Submittal Requirement Checklist for: Standard Rezone Chapter 3 H. of the Administrative Code The following Submittal Requirement Checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At time of submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS FOR REVIEW # OF COPIES REQUIRED NOT REQUIRED Completed Application (download current form from County website) 1 Pre -Application meeting notes 1LONI Project Narrative 1Kr Affidavit of Authorization, signed and notarized 1 Completed Addressing Checklist 1 Property Ownership Disclosure Form 1 Utility Provisions Statement with sketches 1 ❑ Signed and Sealed Survey �, 1 Conceptual Site Plan Ut- �I; QZ • 1 t 1 Architectural Rendering List identifying Owner & all parties of corporation 1 Warranty Deeds 1 Environmental Data Requirements, pursuant to LDC section 3.08.00 1 ❑ Listed Species Survey; less than 12 months old. Include copies of previous surveys 1 ❑ Current aerial photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. ❑ ❑ Historical Survey or waiver request 1 Traffic Impact Statement, with applicable fees 1 School Impact Analysis Application — residential projects only 1 Electronic copy of all documents and plans 1 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement 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." 09/28/217 Page 7 of 8 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 x,vww.colllergov.net 4l".4%� (239) 252-2400 FAX: (239) 252-6358 Planners: Indicate if the petition needs to be routed to the following additional reviewers: LjBayshore/Gateway Triangle Redevelopment: Executive Director ❑ Historical Review ❑ City of Naples: Robin Singer, Planning Director ❑ Immokalee Water/Sewer District: Conservancy of SWFL: Nichole Johnson ❑ Parks and Recreation: Barry Williams and David Berra El Emergency Management: Dan Summers; and/or EMS: Artie Bay School District (Residential Components): Amy Lockheart Other: Other: Pre -Application Meeting: $500.00 (Applications submitted 9 months or more after the date of the last pre -application meeting shall not be credited towards application fees and a new pre -application meeting will be required) 15 Rezone Petition (regular): $6,000.00 plus $25.00 an acre (or fraction thereof) o Additional Fee for 51h and subsequent reviews: 20% of original fee I Comprehensive Planning Consistency Review: $750.00 C Listed/Protected Species Survey: $1,000.00 9 Estimated Legal Advertising: p, CCPC- $1,125.00 4 BCC-$500.00 Q Transportation Fee: ^ Vo A Io—1 e y Methodology Review: $500.00 (Additional fees to be determined at Methodology meeting) C School Concurrency Review: If required, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. All checks payable to: Board of County Commissioners. The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Department Planning and Regulation ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 Agent/Owner Signature EDDY TO 604# E5 =- Applicant/Owner Name (please print) ()7-1z1s/2.11 Date 09/28/217 Page 8 of 8 Cottier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliereov.net (239) 252-2400 FAX: (239) 252-635 PROPERTY OWNERSHIP DISCLOSURE FORM This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the (percentage of such interest: Name and Address % of Ownership Eddy JD Olivares II 438 Gordonia Rd., Naples, FL 34108 100 b. If the property is owned by a CORPORATION, list the officers and stockholders and the C. erceniage oT stocK ownea uy each: Name and Address I % of Ownership If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the Created 9/28/2017 Page 1 of 3 Co ier Count, COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6353 d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership e If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Date of Contract: f. If anv contin-aencv clause or rnntrart tarms invnlva arlrlitinnal nartioz lict nll inrlivirhii lc ticers, it a corporation, partnership, or trust: Name and Address g. Date subject property acquired 05/14/2021 ❑ Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Created 9/28/2017 Page 2 of 3 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT r,i.colliergov.n Date of option: Date option terminates: Anticipated closing date: co IflleT couftty 2800 NORTH HORSESHOE (DRIVE NAPLES, FLORIDA 34104 (239)252-2400 FAX: (239) 252-6358 or AFFIRM PROPERTY OWNERSHIP INFORMATION Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements for petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest -holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition's final public hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Department ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 A 02/23/2024 Agent/Owner Signature Date Eddy JD Olivares II Agent/Owner Name (please print) Created 9/28/2017 Page 3 of 3 AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL 10 2 31101300 1P'L 2,,130b 1490'a 1, F00-4 3o DuyAf-rs V- (print name), as (title, if applicable) of (company, if a licable), swear or affirm under oath, that I am the (choose one) owner= applicantQcontract purchaserrnand 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. Well authorize to act as our/my representative in any matters regarding this petition including 1 through 2 above. 'Notes: • If the applicant is a corporation, then it is usually executed by the core. 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 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 perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true._ cfd� (Signature Date STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowleged before me by means of �hyslcal r ence or ❑online notarization this Zjj'hday of �-Vb ao r , 241�1, by (printed name of owner or qualifier) 11va f Such person(s) Notary Public must check applicable box: ❑ e personally known to me Has produced a current drivers license �t,0�t ©�16 --ZIO O-cp7` F;c!.�•y s� 0 ❑ Has produced as identification_ Notary Signature: -04 `` r �►} � ALEXANOER EMUN JiKa Pi U pr Jj Jd) i U el �F Notary Prrb1K - RAW of Flor WA Commission t HH 357340 My Comm. Expires Feb 1, 2027 cp10& oO k-001151155 REV 3/4/2020 December 11"', 2023 ATTN: Collier County, Growth Management Community Development Department RE: Evaluation Criteria Narrative Statement To whom it may concern, Please accept this letter as the narrative statement for my rezone request at 438 Gordonia Rd. Naples, FL 34108. I believe my zoning request is consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. The existing/current land use is AG, but the current use is a single family residence. The change of zoning is congruent with my neighborhood, as most of the adjacent parcels are RSF-1, and not AG. The proposed change will not adversely influence living conditions in my neighborhood. The proposed change will not create or excessively increase traffic congestion or create incompatiple types of traffic, including activity during construction phases of the future development. The proposed changes will not create a drainage problem. The proposed changes will not seriously reduce light and air to adjacent areas. The proposed change will affect propert values in a positive way, after the re -zoning and subsequent development. The proposed change will not be a deterrent to the improvement or development of adjacent property. The proposed change will not constitute a grant of special priviledge to me as an individual owner, as contrasted with the public welfare. The zoning change is needed because I cannot split my 2.09 acre lot, with the current AG designation. My neighborhood has a 1 acre minimum lot requirement and if re -zoned, it would allow me to sell the new lot, so someone can build a single family residence on it. Without the re- zone I cannot build another single family residence on my lot, as having 2 primary houses on 1 AG lot is not accepted, so there is no way around the re -zone request. The proposed change aligns with the immediate neighborhood's and county's goals. While not impossible to find another area to build another house, due to the limited availability of land in Collier County, there is very little RSF-1 available. Lots with a 1 acre lot are in high demand and I believe this change is a net -positive for all parties. The physical characteristics of the property include cleared land, a few trees, a maintained hedge and a small barn. The degree of site alteration which would be required to make the property usable are very basic- only the barn and any ornamental trees would need to be removed. The split and future development does not impact the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Managemetn Plan. I do not believe there are any other factors, standards, or criteria that the board of commissioners shall deem important in the protection of the public health, safety and welfare. Sincerely, Eddy Olivares 02/23/2024 Eddy JD Olivares II 438 Gordonia Rd. Naples FL, 34108 RZ-PL20230013880 — 438 Gordonia Road Rezone RE. Traffic Impact Statement Waiver Request I am requesting a no impact TIS waiver for our rezone petition at 438 Gordonia Rd., Naples, FL 34108. This request is based on diminimis impacts to the transportation networks, as suggested by Transportation Planning Services of Collier County. Please see the attached document, if additional information is required. Sincerely, Eddy JD Olivares II 239-270-8319 Subject: Pre App meeting notes 438 Gordonia Road Rezone Michael Sawyer <Michael.Sawyer@colliercountyfl.gov> Wed, Sep 6, 2023, to ThomasClarkeVEN, Eric Ortman You are viewing an attached message. Gmail can't verify the authenticity of attached messages. Thomas, Please provide the following pre-app meeting notes: For this petition request please provide a letter of no impact TIS Waiver; (separate letter on letterhead requesting 1 waiver based on de minimus transportation impacts). Please let us know of any questions or concerns. Respectfully, M"ad SaWy7er Principal Planner Growth Management Department Transportation Planning 2685 South Horseshoe Drive, Suite 103 Naples, Florida 34104 239-252-2926 �ich-ael.sawy�r(i colliercountyflgo_v Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do electronic mail to this entity. Instead, contact this office by telephone or in writing. Gmail Rezone - PL2O23OO1388O Comments Craig Brown <Craig.Brown@colliercountyfl.gov> To: Eddy O <ejdolivares@gmail.com> Good Afternoon Eddy, My apologies I was looking at the property adjacent to your property and was questioning the clearing that has taken place. I will withdraw my comments. Eddy O <ejdolivares@gmail.com> And approve the request. You can respond by stating that the comment was made in error. Have a good day! Craig Brown Environmental Services Manager 2800 North Horseshoe Drive, Naples, FL 34104 Phone: 239-252-2548 CDO ICY G01."ty Growth Management Community Development Dept. From: Eddy O <ejdolivares@gmail.com> Sent: Tuesday, January 30, 2024 11:30 AM To: Craig Brown <Craig.Brown @colIiercountyfl.gov> Subject: Rezone - PL20230013880 Comments Wed, Jan 31, 2024 at 12:18 PM EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. [Quoted text hidden] Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. BENCHMARK LAND SERVICES, INC. 1807J. & C. Boulevard Tel. 239-591-0778 Naples,Flodda 34109 Fax. 239-591-1195 L.B. #7502 WWW.benchmarklandseMces.com SKETCH OF BOUNDARY SURVEY SURVEY#24279 Property Address: Certified To: Flood Zone Information: 438 Gordonia Road Eddy Olivaras 11 Community Number. 120067 Naples, FL 34108 Panel.' 0361 Suffix: H Effective Date: 0511612012 Flood Zone: X/AH BFE, 13' N.A.V.D. 1988 NO OTHER PERSON OR ENTITYMAYREL YON THIS SURVEY Legal OA Description As Furnished., IE DF --ir DRAW BY Lol 19, Block H, PINE RIDGE EXTENSION, according to the plat thereof as recorded in Plat Book 3, Page 11/22/202J Es (a) 51, of the Public Records of Collier County, Florida. COWPLEBLIV DAM 1 cNE zv BY BEARINGS SHOWN HEREON ARE BASED UPON AN ASSUMED BEARING OF / —' S 17"1625" W FOR THE COMMON LOT LINE OF LOTS I9&20,BLOCKHANDAREUSED ONLY / TO FACILITATEANGULAR CLOSURE. / C- R r\,,.4T 6810WNX / pERGO / / 24A / O 120, 0;1 / 0Q —NOTE. THE USE OF THIS SKETCH /S TO SHOW THE DIMENSIONS AND AREA OF THE PROPOSED LOTS FOR THE PURPOSE OF REZONING, AND IS NOTA LOT SPLIT. A PROPER LOT SPLIT WILL BE COMPLETED UPON \ THEAPPROVAL OF THE REZONING- -9 sogO[_yg0 01 yF: � O SiORV " \ BUILDING \ 38 263 16.2• 14•,A CONONE m LANAI pRuP 4 - FENCE UE 119' 1. 1531S. O 0.48 OLEO. EENEO P'E. EN - OIL b1 OK 25.0' rn- O • FENCE 0.28'S. pµ 0.48'E 2,' b 3g 2 V LOT 19 BLOCKH /FENCE 2 !y .O LOT 18 s96s. BLOCKH 2i L-1=N38°4222"E 18.66' PROPOSED PARCEL B 49538.7 SO. FT. 1.14ACRES CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE C-1 P. 1176.28' 117.01, V42'04.27" C-1 M. 1176.28' 117.34' 117.30' N 3539'03" E 5'42'57" C-2 P. 25.00' 1 45.83' 105'02'41.69" C-2 M. 25.00' 45.85' 39.69' N 8523'39" E 105'05'31" C-3 P. 390.00' 208.47' 30'44'37.42" C-3 M. 390.00' 209.56' 207.05' S 57*28'48" E 30'47'13" E LEGAL DESCRIPTIONPROVIDEDBYOTHERS. NO EXAMINATION OFTIttEMADE BY SURVEYOR. THELANOS SHOWNHEREONWERENOT ABSTRACTED FOR EASEMENTS OR OTHER RECORDED ENCUMBRANCES NOT SHOWN ON THE PLAT. 2.THIS CERTIFI-DONle ONLYFOR THELANOS DESCRIBED. ITISNOTA CERTlFIp1TIO r-E, ZONING, EASEMENTSORFREEDOM FROM ENCUMBRANCES OWNERSHIP, OR RIGHTSOF-WAY. 3 UNDERGROUND PORTIONS OF FOODNGS, FOUNDATIONS OR OTHER IMPROVEMENTS WERE NOTLOLATED WALL DESARETO THE FACEOFTHEWALLANDARENOTTO BEUSEDTORECONSTRUCTBOUNDARYLINES 4. NOTVALIO W/THOUTTHE SIGNATURE6ORlGlNAL RAISED SE4L OFAFLORIDALICENSED SURVEYOR AND MAPPER. ONLYVIS/BLE ENCROACHMENTS LOCATED 5 THIS SURVEOE INTENOEO FOR USEBYTH TED TO WHOM lTIS CERTIFIED, OT B.ONLYIMPROUEMENTSSHOWNWERELOCATED.FENCEOFFORT WAS TDETOPRO D. 8.PAR SIGNS ARE INFEETANOOECIMAL TIONOF. NO EFFTITS, MADETOPROVEPLATBOUNDARIES. a.PARCELSUBJECT TO EASEMENTS, RESTRICTIONS, RYS REORD,ANDRIGHT-OF-WAYS OF RECORD I WHEN LION OF EARNIENTSORR/GSURVEWAY OF RECORD, OTHER THAN THOSEONRE1705PLATS,IS REQUIRED,THIS INFORMATION MUST BE FURNISHED TO THE SURVEYOR AND MAPPER PER FLORIDA STATUTE S✓-1T.052 (2)4(tlN OFTHE FLORIDA M DSTRADVE CODE 10ADD NI T WRIITIONS ET�GNSDELTO SUB✓ YMAPSGRREPORTS ev OTHER THAN THE SIGNING PARTY OR PARDES IS PROHieITEO WITHOUTTETEN CONSENT OF THE SIGNING PARTY OR PAR DES. PROPOSED PARCEL A 44502.9 SQ. FT. 1.02ACRES 409TT BLOCKH POINTS OF INTEREST.' 1. NO EASEMENT INFORMATION SUPPLIED TO THE SURVEYOR (SEE NOTE 9). 40 Q 6 M � 1?•LOT20 Mry O BLOCKH 0 I hereby certify that this sketch of hereon described property Was made under my direction. 11.THEFEMA.RGOOZONEINF0RMAT/ONINOIGATEDHEREONISa SE00NMAPSSUPPLIEDBYTHEFEOERALGOVERNMENT.1T's KENNETHSARRIO THE RESPoNSIBILITYOF THEOWNERAND/ORCONTRACTORTOVER/FYFLOODZONEINFORMAT/ONANOBU/LD/NGRESTR/CTIONS TOANYCONSTRUCTIONORPLANNING. PRIOR Professions/Surve Surveyor Br Y Mapper 12 ELEVATIONSSHOM HEREONARE S45ED UPONN.A.V.01958. PSM No. 6348 State Of Florida ENrc. EMENT REss EasEME I O E _ PAR__ _ I p PGEL LE711 VA— C.R7 CALL-TEDER£NC£ GEN. GNNE2IDTOR NANCEEASEM NMiEM PolNTLM'50i TANGENCYY� SCRN SCREENEOIRI N ONCRETEMONUMENT ECTroN R_Ec CATCH&LSIN O[lNE 'lL RETE 1 inch = 50' ft. GRAPHIC SCALE 0 25 50 4vvr PoRVPoE ---GUYAvcHORE-� ® WELL EtlSDNG FIRE HYDRANT E HMARK IAMP POST February 23, 2024 RE: RZ-PL20230013880 - 438 Gordonia Road Rezone RZ Review Comment Response Cover Letter As directed in the response letter, I have addressed each individual comment in this cover letter. Rejected Review: Environmental Review Reviewed By: Craig Brown Correction Comment 1: The property has been cleared. Any clearing beyond 1 acre allowed with the issuance of a building permit for a single-family home requires a Vegetation Removal Permit (VRP). Please explain what is proposed in relation the clearing that has occurred. Craig Brown has confirmed that this comment was made in error. Please see the attachment at the end of this comment letter which shows his email response regarding my project. Rejected Review: Public Utilities - PUED Review Reviewed By: Drew Cody Correction Comment L2 and 3 I have altered the "Statement of Utility Provisions for Standard Rezone Request" demand calculations, as directed. This can be found in the latest rezone application that was submitted with this cover letter. Rejected Review: Zoning Review Reviewed By: Eric Ortman Rev 1 Correction Comment 1— Application All minor corrections have been made. This can be found in the latest rezone application that was submitted with this cover letter. Rev 1 Correction Comment 2 - Prop Ownership Date property acquired has been provided and can be found in the latest property ownership disclosure form that was submitted with this cover letter. Rev 1 Correction Comment 3 — Affidavit of Authorization A notarized affidavit of authorization has been submitted with this cover letter. Rev 1 Correction Comment 4 — TIS A letter of no impact TIS waiver request has been provided. Rev 1 Correction Comment 5 — Evaluation Criteria Evaluation Criteria statement has been updated and the latest version has been submitted with this cover letter. Rev 1 Correction Comment 6 and 7— Concept Plan A concept plan was also uploaded and "No preservation required" has been noted on the concept plan. A new survey has also been uploaded with this cover letter, which shows all the line split details as outlined by the surveyor. Rev 1 General Comment 1 — Backup documentation will be provided as necessary. Rev 1 General Comment 2 — The horse stable has been labeled as "to be demolished" on the latest survey that was uploaded. The structure will be demolished as according to the appropriate time frames. Sincerely, Eddy JD Olivares II, Property Owner February 20t", 2024 Owner/Applicant - Eddy JD Olivares II Subject Property - 438 Gordonia Rd., Naples, 34108 PL#: 20230013880 (RZ) ATTN: Collier County, Growth Management Community Development Department RE: Evaluation Criteria Narrative Statement 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. The proposed rezone from AG to RSF-1, and any development which occurs as a result of that, will be consistent with the goals, objective, future land use map and elements of the Growth Management Plan. The property has a future land class of Urban Designation, Urban Residential Subdistrict. The property is one of a few remaining lots still zoned agricultural in the area. It is between Goodlette Frank and US 41 and is surrounded by residential -development. 2. The existing land use pattern. The proposed amendment is compatible with the existing land use pattern. Property to the north is zoned A/RSF-1. Property to the west is zoned RSF-1. Properties to the south and east are zoned AG. Properties to the N, W and E all share the same use case, as they are developed with single family residences on them. Property to the south is currently under development, but will also be single family residence use when it is completed.. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The rezone of this site will not create an isolated district unrelated to adjacent and nearby districts. The property to the north is zoned A/RSF-1, the property to the west is zoned RSF-1, and and the properties to the south and east are AG. The change to RSF-1 from AG will be consistent with adjacent zoning and is compatible with the surrounding residential uses. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions in the neighborhood. Existing district boundaries are not illogically drawn in relation to existing conditions on the property for the proposed change, and follow the original plat.. 5. Whether changed or changing conditions make the passage of the proposed amendment (rezone) when necessary. Changing conditions do not make the passage of the proposed amendment necessary. However, as owner I would like to make better use of the land by adding in another lot, both lots will still be larger than most surrounding lots. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will not adversely influence living conditions in my neighborhood. The proposed change will make the zoning of both properties consistent with the surrounding area. 7. Whether the proposed change will create or excessively increase traffic congestion or acreate 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 proposed change will not create or excessively increase traffic congestion or create incompatiple types of traffic, including activity during construction phases of the future development. Please see the attached letter requesting a letter of no impact TIS waiver requesting the waiver based on de minimus traffic impacts. 8. Whether the proposed change will create a drainage problem. This rezone and any subsequent site development associated with this change will be designed to meet all County and SFWMD requirements. No drainage problems will be created. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed changes will not seriously reduce light and air to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed change and any subsequent development will not adversely affect property values in the adjacent area as development with be compatible with the surrounding development. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed change will not be a deterrent to the improvement or development of adjacent property, as it will only effect the one parcel. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed change will not constitute a grant of special priviledge to me as an individual owner. The rezone petition request is available to everyone meeting the criteria. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. There are no substantial reasons why the property cannot be used in accordance with existing zoning; however, the existing zoning does not result in the highest and best use for the property. Due to the lack of housing in Collier County, the additional unit this rezone (and subsequent lot split) creates is in an area where it is compatible. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The change is not out of scale with the needs of the neighborhood or county, but will match the scale of the neighborhood.. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. It is not impossible to find adequate sites in the county for the proposed use in districts already permitting such use however, I already own this property and am requesting the rezone petition.. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The 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 is typical of and not different from the development of any other similarly zoned property 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. There is 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, to serve the project. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. No other factors or criteria have been identified as necessary to address. The proposed rezone will not impact the publics health, safety, or welfare. INSTR 6089895 OR 5976 PG 1652 E—RECORDED 7/6/2021 8:52 AM PAGES 3 CLERK OF THE CIRCUIT COURT AND COMPTROLLER, COLLIER COUNTY FLORIDA DOC@.70 $20,125.00 REC $27.00 CONS $2,875,000.00 Prepared by and return to: Matthew L. Grabinski, El sq. Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail North Suite 300 Naples, FL 34103 239-435-3535 File Number: 1752.63,4 ` Consideration: $2,875,00'' This Warranty Deed made this 1, single woman whose post office ad(Pt Naples, FL 34108 respectively, grantor, Rd., Naples, FL 34108, grantee: (Whenever used herein the terms "grantor" and "grantee" i and the successors and assigns of corporations, trusts and Above This Line For Recording Warranty Deed y of May, 2021 between Rick Lipman, a single man and Carla Delgado, a 557 Spring Line Drive, Naples, FL 34102 and 8805 Tamiami Trail N., #35, yJ1J Olivares, H, a married man whose post office address is 438 Gordonia Witnesseth, that said grantor, for and in considerat and valuable considerations to said grantor in hand granted, bargained, and sold to the said grantee, and lying and being in Collier County, Florida to -wit: to this instrument and the heirs, legal representatives, and assigns of individuals, Lot 19, Block H, Pine Ridge extension, according td 51, of the Public Records of Collier County, Florida Parcel Identification Number: 67281600000 of TEN AND N0/100 DOLLARS ($10.00) and other good grantee, the receipt whereof is hereby acknowledged, has ,,and assigns forever, the following described land, situate, Subject to: (a) ad valorem and non -ad valorem real property`t4 years; (b) zoning, building code and other use restrictions ima outstanding oil, gas and mineral interests of record, if any; a easements common to the subdivision, if any. Together with all the tenements, hereditaments and appurtenances thereto To Have and to Hold, the same in fee simple forever. as recorded in Plat Book 3, Page Tthe year 2021 and subsequent by governmental authority; (c) restrictions, reservations, and mg of � an tse apperiainmg. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said lar44# fee simple; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby`filly warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever. DoubleTime' OR 5976 PG 1653 In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Signed, sealed and delivered in our presence: Witness Name: Witness Name: State of County of The foregoing instrument was acknowledged JA/_ day of May, 2021 by Rick Lipman, v as identification. [Notary Seal] ....01��`I5'tllilll rrrr,' C.4,� r r, � br`rrrrl1fit ��\ Rick Lipman by means of M physical presence or online not ization, this rsonally known or 14 has produced(:1 oCT Jw-,4A, Public ('A)COL BU 1e&&1e 7f= Expires: 03 --a6o2 �- Warranty Deed - Page 2 DoubleTime® *** OR 5976 PG 1654 *** Witness Name: State of Florida""`` r County of Collier ' The o going instrument ay of May, 2021 as identification, [Notary Carla Delgado ullivan ,wKn ledged before me by means of [X] physical presence or online notarization, this rla Delgado, who [__] is personally known oqsktas produced i j a i 42. CHERYL HILLESi'{EfMlr „<-' ary ublic MY COMMISSION # G&I EXPIRES: September 25, Bonded Thru Notary Public Und Printed Name: Cheryl Hillesheim My Commission Expires: Warianty Deed - Page 3 DoubleTime® Collier County Growth Management Community Development Department ADDRESSING CHECKLIST Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are required for every application, other items are optional and may not apply to every project. Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe and any time the properties within the project boundary are modified. Additional documents may be attached to this form and can include: * LOCATION MAP and/or SURVEY showing the proposed project boundary. List of additional folio numbers and associated legal descriptions. E-mail from Addressing Official for any pre -approved project and/or street names. LOCATION INFORMATION *FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary] 67281600000 *LEGAL DESCRIPTION of subject property or properties. [Attach list if necessary] Pine Ridge Ext Block H Lots Lot 19 STREET ADDRESS(ES) where applicable, if already assigned. 438 Gordonia Rd. Naples, FL 34108 PROJECT INFORMATION Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing Official. Pre -Approval may be requested by contacting us at GMD Addressing@colliercountyfl.gov or 239-252-2482 prior to your submittal. CURRENT PROJECT NAME PROPOSED PROJECT NAME Gordonia Lot Split PROPOSED STREET NAME(s) LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] PL20230013880 Addressing Checklist (Rev 10/2022) Page 1 of 1 Operations & Regulatory Management Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountVfl.gov SC I TUESDAY, MARCH 12, 2024 1 NAPLES DAILY NEWS Your Source I 1 Rhs. N cik., lire. suite 4000 Chicago, IL 60606 �fOr't11B dteSL.. personal Represent.rive: NOTICE IS N that R yg8,ed in neb GIVEN name ��gD- e Ri,, ��e-diffio NS. he Coun Fat 051 mo' CorrlinNthe Citlty 'f gisler the-iid nomefwith I, D - O NOTICE OF MEETING E ED TERRA CMUN rs I"Board-1 Depatlrtmenioo�t�state. Tallahassee, M the Meaie rr� Community devel- op ent ("alstrlcY'1 wl„ aria., this 8, 2ad8]aF__ -.inn thi, Evil. Mwntetl I-MarHVAC. LLC yI B err. March 71B1] Crcle�Naples,'F.r tlos3al oeEil `� Notice To Creditors Public Notices Public Notices v i� A es a a.Y° era mPsn :� .r. w.mom. ro .rce0a Place your classified ad today. Your customer's journey is complex. Marketing to them doesn't have to be. 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The meeting was attended by 2 property owners and a representative of Collier County. I explained the end goal of the project, which is a lot split, and how the two petitions correlate with that goal. I provided printed materials which show the current aerial view and the proposed lot split survey. After the short presentation, one property owner asked how this rezone would affect other lots in the neighborhood that were grandfathered in as Agricultural. The county representative explained those other property owners would also have the right to rezone their property and split their land if they meet all the requirements. Some other non -related comments were made during the Q&A session and the NIM concluded. If there are any questions on the NIM, please let reach out to me. Sincerely, Eddy JD Olivares II 438 Gordonia Rd. Naples, FL 34108 239-270-8319 O Ie-r a-14"ty Growth Management Communwty Development Department Zoning Division August 22, 2023 Eddy JD Olivares I1 438 Gordonia Rd Naples, FL 34108 ZLTR- PL20230013169; Zoning Verification Letter for the property located at 438 Gordonia Rd, Naples AKA Pine Ridge Ext Block H Lot 19 of unincorporated Collier County, Florida. Property ID/Folio Number(s): 67281600000 comprising of +/- 2.09 acres. Mr. Olivares, This letter is in response to a Zoning Verification Letter (ZLTR) Application submitted on or about August 7th, 2023. You requested confirmation that the property may be re -zoned to RSF-1 and split into two RSF- 1 parcels. Zoning: The current official zoning atlas, an element of the Collier County Land Development Code (LDC), Ordinance 04-41, as amended, reveals the subject property is located within the Rural Agricultural District (A). According to the Future Land Use Map, the subject property is located within the Urban Residential Subdistrict. Determination: One of the review criteria for a rezone petition is consistency with Collier County's Growth Management Plan (GMP). The subject property is within the Urban Residential Subdistrict. According to the GMP, "The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated." Based on a preliminary review, the RSF-1 zoning designation would be consistent with the Future Land Use Element, which allows a base density of up to four (4) dwelling units per acre. Please note that consistency with the Future Land Use Element does not guarantee approval. Pursuant to LDC section 10.02.08, staff s 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 and subject to a public hearing. The Rezone Petition Application is attached for reference. The property must be successfully rezoned before applying for a lot split. The minimum lot size, minimum lot area, and minimum setbacks for RSF-1 were reviewed for this zoning verification letter to determine if the property meets the minimum requirements for a lot split. RSF-1 has a minimum lot area of 43,560 square feet or one (1) acre. The subject property is +/- 2.09 acres. If the proposed properties are split with more than one (1) acre per parcel of land, then they would meet the minimum lot area for RSF-1. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov Zoning Verification Letter ZLTR- PL20230013169 Page 2 of 3 RSF-1 has a minimum lot width of 150 linear feet. The property is a corner lot with two front yards. Pursuant to LDC 1.08.02 Definitions, "... In the case of corner lots, the front yard with the shorter street frontage shall establish the required minimum lot width...." Both of the proposed parcels would be required to have a minimum lot width of 150 linear feet to split. Pursuant to LDC 1.08.02 Definitions, lot width is calculated as follows: Lot measurement, width: Width of a lot shall be considered to be the average distance between straight lines connecting front and rear lot lines at each side of the lot, measured as straight lines between the foremost points of the side lot lines where they intersect with the street line and the points of the side lot lines where they intersect the rear property line, (see Figure 9). The width between the side lot lines at their foremost points in front shall not be less than 80 percent of the required lot width, except in the case of lots on the turning circle of a cul-de-sac when the 80 percent requirement shall not apply. The minimum lot width on a cul-de-sac shall be figured by drawing a straight line at the chord, then drawing a straight line parallel to it at the required setback distance for that particular zoning district. That new established line shall meet the minimum lot width of that district, (see Figure 10). c--------—-- d � 1 a L street J b ab+cd = width ? required width 2 ab > 80% required width Measurement of Lot Width The minimum setback requirements for RSF-1 are as follows: Front (Carica Rd): 50' Front (Gordonia Rd): 50' Sides: 30' Rear: Not applicable Rear Accessory: Not applicable The house does not meet the front setback requirement for the current Rural Agricultural (A) District or the proposed Residential Single -Family (RSF-1) District. The distance from the existing structure to the road would not be considered as part of the lot split application, however, existing structures must meet the minimum setback requirement to the new property line(s). Accessory structures must accompany a primary structure or be demolished prior to submitting the lot split application. Please note that meeting the minimum design standards does not guarantee approval; the lot split application is subject to review. The application form is attached for reference. 9 Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov Zoning Verification Letter ZLTR- PL20230013169 Page 3 of 3 The information presented in this verification letter is based on the Collier County LDC and/or Growth Management Plan in effect as of this date. It is possible that subsequent amendment(s) to either of these documents could affect the validity of this verification letter. It is also possible that development of the subject property could be affected by other issues not addressed in this letter, such as, but not limited to, concurrency related to the provision of adequate public facilities, environmental impact, and other requirements of the Collier County LDC or related ordinances. This letter represents a determination of Zoning Services Section staff. Should you disagree with this determination, you may request an Official Interpretation by the Zoning Director of the provisions of the Land Development Code pursuant to Sections 1.06.0l.A and 10.02.02.F.1 of that Code. The fee for an Official Interpretation is identified in the most recent GMD Fee Schedule Resolution as approved by the Board of County Commissioners. To obtain copies of any document referenced herein, please contact the GMD Records Section at (239)252-5730. The LDC may be viewed online at www.municode.com / Municode Library / Florida / Collier County. Validated Ordinances may be viewed online via the Clerk of Court's website, www.collierclerk.com / Records Search / BMR Records / Boards, Minutes, Records / BMR Validated Ordinances. Disclaimer: Issuance of a development permit by the County does not 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. All other applicable state or federal permits must be obtained before commencement of the development. Should you require additional information, please do not hesitate to call my office at (239) 252-5759. Researched and prepared by: Sarah Kisner, Planner Zoning Services Section Reviewed by: Raymond Bellows, Zoning Manager Zoning Services Section Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov 8/16/23, 3:08 PM Collier County Property Appraiser Collier County Property Appraiser Property Summary Site Address Site Zone 34108 Parcel No 67281600000 438 GORDONIA RD Site City NAPLES *Disclaimer *Note Name / Address OLIVARES II, EDDY JD 438 GORDONIA RD City I NAPLES I State I FL I Zip 134108 1 Map No. Strap No. Section Township Range Acres *Estimated 4A03 L-561400 H 194A03 3 49 25 2.09 Legal PINE RIDGE EXT BLK H LOTS LOT 19 Millage Area O 118 Millage Rates O *Calculations Sub./Condo 561400 - PINE RIDGE EXTENSION School Other Total Use Code O 1 - SINGLE FAMILY RESIDENTIAL 4.292 5.9876 10.2796 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book -Page Amount 05/14/21 5976-1652 $ 2,875,000 01/16/14 5003-1002 $ 1,350,000 10/16/12 4848-156 $ 630,000 01/13/98 2379-1665 $ 325,000 07/01/86 1205-1507 $ 14,500 10/01/79 838-1971 $ 0 02/01/78 734-205 $ 105,000 2023 Preliminary Tax Roll (Subject to Change) Land Value $ 1,732,599 (+) Improved Value $ 1,350,167 (_) Market Value $ 3,082,766 (-) Save our Home $ 37,299 (_) Assessed Value $ 3,045,467 (-) Homestead $ 25,000 (_) School Taxable Value $ 3,020,467 (-) Additional Homestead $ 25,000 (_) Taxable Value $ 2,995,467 It all Values shown above equal 0 this parcel was created after the Final Tax Roll https://www.collierappraiser.com 1/1 8/16/23, 3:08 PM Collier County Property Appraiser Collier County Property Appraiser Property Aerial Site Address Site Zone 34108 Parcel No 67281600000 438 GORDONIA RD Site City NAPLES *Disclaimer *Note Open GIS in a New Window with More Features. https://www.collierappraiser.com 1 /1 z N O Q M W O SZ056 00 Z 2 0) J W u) 7 LL 6 z T - o N z J \ w 0 > N LLI lano°tllloN°tlWp patl°ns . 31oaLo tlLloN°tlw atl°ns \ g $ AtlM NtlANtl8010 K O Z w } W' °� G • 41 \� I O F t7 OatlA3ln08 SOOOM NMI" ^a9^ w0 g"Zo Z Y K w0 o O N p w k § 5 O J / �iy� 31°au °Ntl')a3ewu p 3 5 a i 0" F 3 a¢ 8 o U "R aFF 'a "aNccv¢Z � § m " qq x z f'Z Dz' gg Y Q WZ5 OCZ W \ 1N3W3Stl3 .i,. uvaL / a %R F F g ;., F O f y Q O 0 W 6seao) .G,n„ x \ _ OVON aNtlb3-3 I F Q m W F W 11310000 / W Z_ U m W UZZ Ups OF�Ww ww OoW NQW �W O_ LL F °PEdO / I FOm �U Q? ca 4 j _-- - M F \ > F ) 22 - \\ G . 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I i � � �n .aa' ,a..�A ;gip �e.•p p, �cx _ =,xa - ¢z°o° ¢¢ w �°�o S a<In pwa a v a H K If A I a°81 1 II � <tr � - 's n . .<aa ¢ °�t�Y1x«z A a• m f ¢ '� '$ m � M it A_ BOUNDARY SURVEY C-3 R = 1176.28'(P) A = 05-42'07"(C) L = 117.01'(P) 117.08'(M) C = 117.01'(P) 117.03'(M) CB = N 3617'42" E (C) N 35-59'47" E (M) ,,,-PROPERTYADDRESS: 438 GORDONIA ROAD, NAPLES, FLORIDA 34108 "I -_ „F_ LEceND i� p b `+ LEGAL DESCRIPTION: r ( S� T7 0 LOT 19, BLOCKH, PINE RIDGEEXTENSION, ACCORDING TO THE PLAT 771EREOF, AS RECORDED BVPLATBOOK3, PAGE5I, OF THE vc"e __VIA All 'Ez PUBLICRECORDS OF COLLIER COUNTY, FLORIDA. —AoT M�vr ,,c : uRF URIA-G N Li CERTIFIED TO: CLIENTNO: FLT-21-167 I w - Ar cY _ \ �%� �. YIN EDDYJD OLIVARES LL; ELORIDA TITLE, LLC; OLD REPUBLIC NATIONAL TITLE INSURANCE JOB NO: 52551 FIELD DATE: 4/29/2021 APPROVEDBY. LS. POINTS OF IN - IEME- NONE VISIBLE t. ISW�D ,VA GRAI ox R 0' 3 FLOODZONE SURVEYORS. (FOR INFORMATIONAL PURPOSES ONLY) .m.. �.m..n�..o.,..�o THISSURVEYOR EABONO GUARANTEESASTHE r�CCURACMAAGEAeSHOU OBMATIONTHE [OCAL EE. M A AGENT SHOULD BE CONTACTED FICA - COMPANY QUON77CBANK ITS 3ST SUCCESSORSANDIORASSIGNS,AS CHECKEDBY. E.D. THEIR INTERESTS MAYAPPEAR DRAWNBY.. J.D. DRAWNDATE: 05104121 I HEREBYCERT/FY THAT THESURVEYOF THEHEREONDESCR/BED PROPERTY WAS PREPARED UNDER MY DIRECT SUPERVISION AND MEETS THE STANDARDOFPRACDCE E FLORIDABOARDOF PROFESSIONAL SURVEYORS 4,FP PTERM-I1050 THROUGH 51-IT.055,FLORMAADMINI ECOD NTTOCHAPTER 472.02T, SCALE: 1 60' t(SRI& 60' 110, es: u urroFemwvrrmF..rmxnrreursu CERTIFIE' Eft ENO.5144 FI �Y ercrsmurvwrronrsrs,uuonnruuun P.O.470 52TIT orsns nvrwcxrosmnrune comonux 4010513425(OFF/ 5(FAX); LB 75M 'D- NOT VALID WRNOUTS/GNATURE ANDRA/SED SEAL OR ELECTRONIC SEAL OFA FLOR/DA L/CENSEDSURVEYOR AND MAPPER C-1 R = 25.00'(P) A = 105-02'41"(P) L = 45.83'(P&M) C = 36.68'(C&M) CB = N 86'03'41" E (C&M) AERIAL VIEW ,,—PROPERTYADDRESS: 438GORDOA11AROAD , NIIPLES, FLORID434108 LEGEND 4 p �O LEGAL DESCRIPTION: LOT 19, BLOCKH, PINE RIDGEEXTFNSION, ACCORDING TO THE ornccessmce seMerve PLAT THEREOF,AS RECORDED INPLATBOOK3, PAGE5I,OFTHE PUBLICRECORDS OFCOLLIER COUNTY, FLORIDA. IA • IA - aevervrea vneve N G� CERTIFIED TO: OF— DF �• EDDYJD OLIUARES LL; FLORIDA TITLE, LLC; OLD REPUBLIC - - V I N NATIONAL TITLE INSURANCE COMPANY OUONTIC BANK ITS PROVIDED IS FOR VIEWING ONLY AERIAL IS NOT TO SCALE CLIENTNO: PLT21-167 JOB NO; 52551 FIELD DATE; 912 12021 APPROVEDBY: JS CHECKEDBY. FD. DRAWNBY..1D DRAWNDATE aS/04/2l FIRST CHOICE SURVEYING, INC. P.O. BOX 470978, LAKE MONROE, FL 32747 407.951.3425 (Office); 407.520.5453 (Fax); LB #7564 WWW.FIRSTCHOICESURVEYING. COM BOVNDARY" SURVEY �y pay / C-1 L-1 R + 25.00(P) 30.00'(P,km) C + 105W'41"(P) j L + 45.83'(P&M) C-3 \ C + 36.66'(LBM) R + 1176.25'(P) CB + N SSW'41" E (C&M) A- 05'42'07'(C) C C- 2 L + 117 01'(P) 117.0e'(M) - B •Q C + 117.01'(P) 117.03'(M) J. �fi \ O o C R + 390.00'(P) CB N 36'17'42" E (C) v Tc a �f 9 nn A+ 30'37'7fi"(C) N 35'59'47' E O M \Q`� �;F 'r Oq L - 206.47'(P) Z0923'(M) b, \, Ri C - 206.00'(C) 205.73'(M) CB + 5 57 D9'44" E (C) S 571W56" E (M) kFp� a \ ivy 4} 4r �y tiD d4� pEN b h DOM- rem *Orr LOT 18 BLOCK H T d a w LOT 20 BLOCK H 4r_ K4� C LOT 17 BLOCK H ADDRESS: 438 GORDONU ROAD, MAPLES, FLORIDA 34108 H c •lJYAEP Tl i•Y R[[ f+.w.0 e�rlAfrr fuw,vw•�Y 1.,1K/I ® ® f !n rL00DZDNL /Rll [M1J>tl1A FJcwAa R!/YJ[!J [1,A.Y I II.YUtl1fU'T /RY[fR L1tI�H IfJAa1•t. AN`6/Af Rl LY.[Ih[`Y1fA �f JllHW1Fb IN�JWJ! INn Jf.A�•»YLL[fw0lf.fLfAT[e Af iNJ I M/J.ALMAA1fJ✓TLM'ftM W- WJNX+,1Afrw flit lw w4LMt-/YA 1fM YL11lR.IiF'wY AFCIORW OF COLua WuAfrr. FWND.4 nNEV M fLLLf ` 9`E LYAAf511. I DMDA EUOY a 0Wr ME hu i (M6 UjfjjC TnikiI TTIIE INSURANCE uMA L F OAr!sr 5OfINTLit"T Ccm?1!/1h71C. AANX ns ANNOYFu1L rwrAmfr ga V IAM 1..r3'.foAAMWORA'SICN(AS YWFJRIA7EAEMAMrAIPAO DRA14NNY DMA N'h AA FR F(AW)1 1 /afp V ff.ry RIAf nI Fl I Mrt IKAf tIIY�l� D7J0[IJr Y'4[ A[fAA W lq[YR MT ((fIAYfF RISA WIGY AfO YF[it 71/ nwAA! w&vjlw N�14 !/�vwllWYkl O[ 1(y%ij� Pn rtfww,Wnw (u!/.(f /[INRLIkW ORArI!lCSCALF !•-QO' 1[If/afilfpl f ,Ifltl[J!A/![ tjwg 1v I 1 � rz- I lMl 1 om �1:•:: l� Rom•"...r.s..'�'rw4� !ay..T,Gr��y��R+...�•�+•� AHtl/14'f fe�fMY11 M- 4��f,a1l -WVAJ.--fH,["1/IflY11[�f AKIfl IIVII fY AI[[�NLIIYY[Ylnl A IVllIWAI4 [J/MI YAl IY lJX'!N},�('yA[ Oi 8/22/23, 8:50 AM Collier County, FL Land Development Code 4.02.01 - Dimensional Standards for Principal Uses in Base Zoning Districts A. The following tables describe the dimensional standards pertaining to base zoning districts. Site design requirements apply to the principal building on each site. Table 1. Lot Design Requirements for Principal Uses in Base Zoning Districts. Zoning District GC Minimum Lot Area (square feet) None Minimum Lot Width (linear feet) None 165 150 Maximum Building Coverage N None 217,800 None E 98,010 None R� 43,560 150 None RSF-2 20,000 120 None RSF-3 10,000 Corner lot 95 Interior lot 80 None RSF-4 7,500 75 70 None RSF-5 6,000 70 60 None RSF-6 6,000 70 60 None RMF-6 S.F. Duplex 3+ units 6,500 12,000 5,500 per unit 43,560 60 80 100 None RMF-12 150 None RMF-16 43,560 150 None RT 43,560 150 None R S.F./M H Duplex M.F. MH TRVC Park site lots 6,000 10,000 43,560 6,000 60 100 150 60 Travel trailers/Park models 40 Campsites 30 100 150 75 None None 20 acres 800 20,000 None C-1 None C-2 15,000 None C-3 10,000 None C-4 10,000 100 None C-5 10,000 100 None 1 20,000 100 None BP Park site lots 35 acres 20,000 100 45 CON 217,800 150 None about:blank 1/11 8/22/23, 8:50 AM Collier County, FL Land Development Code P None None None CF 10,000 80 None Table 2. Building Dimension Standards for Principal Uses in Base Zoning Districts. Zoning District Maximum Building Height (feet) Minimum Distance Between Buildings Minimum Floor Area of Buildings (square feet) Floor Area Ratio N GC 35 None None None A 35 None 550 30 None 1,000 35 None 1-story 2-story 1,500 1,800 35 None 1,500 1,800 35 None 1,000 1,200 None E None RSF-1 None RSF-2 None RSF-3 None RSF-4 35 None 800 1,200 RSF-5 35 None 600 1,200 None RSF-6 35 None 600 800 None RMF-6 35 A 750 None RMF-12 50 A Efficiency 450 1 BR 600 2+ BR 750 None about:blank 2/11 Collier County, FL Land Development Code 8/22/23, 8:50 AM RMF-16 75 A RT 10 stories, not to A exceed 100' S.F. 30 None VR MH 30 None Duplex 30 None M.F. 35 B MH 30 None TTRVC 30 10 C-1 35 None C-2 35 A C-3 50 None C-4 75 A C-5 1 35 1 A Efficiency 450 None 1 BR 600 2+ BR 750 300 None (max. for hotel units = 500') None None None None 1,000 (ground floor) 1,000 (ground floor) 700 (ground floor) 700 (ground floor) 700 (ground floor) 1 50 A 1,000 BP 35 A 1,000 CON 35 None None None ►C 0 a ; None None Hotels .60 Destination resort .80 Hotels .60 Destination resort .80 None \C.7T None about:blank 3/11 8/22/23, 8:50 AM Collier County, FL Land Development Code P C None None None CF Towers/antennas D 1,000 (ground floor) None 40 Other 30 Overlay See table of special design requirements applicable to overlay districts. Districts Zoning district A = 50% of the sum of the heights of the buildings, but not less than 15 feet. B = 50% of the sum of the heights of the buildings. C = Buildings within 100 feet of an adjoining district are limited to the height of the most restrictive of an adjoining district. D = 50% of the sum of the heights of the buildings, but not less than 25 feet. 1. Principal Structure Minimum Yard (Setback) Requirements: Table 2.1, below, provides the minimum yard requirements for principal structures on conforming lots of record in base zoning districts. The following shall apply for all other lots: a. Corner Lots: Corner lots shall have front yards along each street frontage. The other yards shall be considered side yards. See LDC section 2.03.01 for Estates setbacks. b. Nonconforming Lots of Record: Minimum yard requirements for nonconforming lots of record are provided in LDC section 9.03.03 A. Table 2.1 - TABLE OF MINIMUM YARD REQUIREMENTS (SETBACKS) FOR BASE ZONING DISTRICTS Note as to setback line measurement: minimum setback lines are typically measured from the legal boundary of a lot, regardless of all easements burdening a lot, with the exception of easements that comprise a road right-of-way where the minimum setback line is to be measured from the road right-of-way easement line. Minimum I Minimum Side Yard (feet) I Minimum Rear Yard (feet) Front Yard (feet) about:blank Public School Requirements 4/11 8/22/23, 8:50 AM Collier County, FL Land Development Code GC None None None A 50 30 50 x E 75 30 75 x RSF-1 RSF-2 RSF-3 50 30 20 Waterfront Non- 10 waterfront 7.5 10 7.5 50 x 40 30 x 30 25 x RSF-4 25 25 x RSF-5 25 10 7.5 20 x RSF-6 25 10 7.5 20 x RMF-6 S.F.25 10 7.5 20 x Duplex 25 3 + units 30 10 15 10 15 20 20 I RMF-12 30 a 30 x RMF-16 b a b x RT b a b x about:blank 5/11 8/22/23, 8:50 AM Collier County, FL Land Development Code VR Non- x Waterfront SF./MH 10 waterfront 20 20 15 5 30 Duplex 15 15 30 35 15 M.F. 35 Waterfront MH 1 Non- 25 10 waterfront 10 x 7.5 TTRVC 2 Non- Waterfront Non- Waterfront 10 10 waterfront 10 waterfront - 5 8 Residential Non- Residential Non- C-1 25 25 residential 25 residential x 15 15 C-2 25 25 15 25 15 x a 25 a C-3 3 c 25 x C-4 4 d 25 a 25 a x C-5 4 25 25 15 25 15 x 14 25 50 e 50 15 x BP 50 50 10 50 25 - CON 5 50 50 50 50 50 - P f f f f f x about:blank 6/11 8/22/23, 8:50 AM Collier County, FL Land Development Code CIF Residential Non- Residential Non- 25 25 residential 25 residential x 15 15 Overlay See table of special design requirements for the applicable overlay district located Districts in the appropriate section for that district in chapter 4. 1 MH District - additional yard requirements: side yard setback from a public road that is external to the boundary of the park = 50 ft.; the minimum setback on any side from the exterior boundary of the park = 15ft. 2 TTRVC District - additional yard requirements: setback from exterior boundary of park = 50 ft.; setback from an external street = 50 ft., setback from an internal street = 25 ft.; setback from any building or other structure = 10 ft. 3 C-3 District - minimum setback on any side that is waterfront = 25 ft.; setback for marinas = none. 4 C-4, C-5 and I Districts - minimum setback on any side that is waterfront = 25 ft.; setback for marinas = none; setback on any side adjacent to a railroad right-of-way = none 5 Any non -conforming platted lot of record in the CON District that existed before November 13, 1991 will be subject to the following standards: Front yard: 40 feet. Side yard: ten percent of the lot width, but no more than 20 feet on each side. Rear Yard: 30 feet. a = 50% of the building height, but not less than 15 feet. b = 50% of the building height, but not less than 30 feet. c = 50% of the building height, but not less than 25 feet. d = 50% of the building height, but not less than 25 feet. Structures 50 feet or more in height = 25 feet plus one additional foot of setback for each foot of building height over 50 feet. e = the total of all side yard setbacks shall equal 20% of the lot width, with a maximum of 50 feet. No side yard shall be less than 10 feet. Alternative dimensions may be possible when approved through a unified plan of development involving one or more lots under common ownership about:blank 7/11 8/22/23, 8:50 AM Collier County, FL Land Development Code where the yard requirements are met for the unified site but not necessarily for each parcel within the unified site. f = the yard requirements shall be equal to the most restrictive adjoining district. x = for principal structures: 50 feet from all property lines; for accessory structures: 25 feet from all property lines. B. Open space requirements. Usable open space shall be provided as follows, except as required in the Rural Fringe Mixed Use District within the Future Land Use Element of the Growth Management Plan. 1. In residential developments, at least 60 percent of the gross area shall be devoted to usable open space. This requirement shall not apply to individual single-family lots less than 2.5 acres in size. 2. In developments of commercial, industrial and mixed use including residential, at least 30 percent of the gross area shall be devoted to usable open space. This requirement shall not apply to individual parcels less than five acres in size. 3. Historical/archaeological resources that are to be preserved may be utilized to satisfy required setbacks, buffer strips or open space up to the maximum area required by development regulations. Conservation of such historic or archaeological resources shall qualify for any open space requirements mandated by the development regulations. C. Specific Requirements for Uses Involving Shopping Carts. When the operating characteristics of a duly authorized business require the utilization of shopping carts by customers, provision shall be made for outside storage areas to be illustrated on a site development plan, and said shopping carts shall be collected at the close of business each day and stored at the front of that business establishment. It shall be the responsibility of the merchant to collect any and all shopping carts that stray from the premises upon which they are intended to be utilized. A name -plate on a shopping cart shall be prima facia evidence of ownership. D. Exemptions and exclusions from design standards. The height limitations contained in LDC subsection 4.02.01 A. Table 2. Building Dimension Standards for Principal Uses in Base Zoning Districts do not apply to infrastructure in support of the building, such as mechanical penthouses, elevator shafts, stair shafts, mechanical equipment, mechanical screening, spires, belfries, cupolas, flagpoles, antennas, communications towers, water tanks, fire towers when operated by a branch of government, about:blank 8/11 8/22/23, 8:50 AM Collier County, FL Land Development Code ventilators, chimneys, feed storage structures, silos, windmills, airport control towers, or other appurtenances placed above the roof level and not intended for human occupancy or for commercial purposes as provided below: a. Structural elements shall be no higher than necessary to accomplish the purpose it is intended to serve. b. The aggregate area of structures or appurtenances shall not exceed one-third the area of the supporting roof. c. Where this section conflicts with section 5.05.08, the provisions of section 5.05.08 will control. d. The heights of these structures or appurtenances thereto shall not exceed any height limitations prescribed by the Federal Aviation Agency or airport zoning regulations within the flight approach zone of airports. (See section 2.03.07 C.). 2. In instances where off-street parking is provided within the principal structure, the County Manager or designee may waive the maximum height requirements to the extent necessary to permit off-street parking within the principal structure, provided however: (1) the number of off-street parking spaces required by this LDC for the use involved may not be reduced; (2) the waiver in height shall not be greater than that necessary to provide for the off-street parking within the principal structure, with a maximum of two parking levels; (3) the waiver of the maximum height requirements are compatible with the uses on adjacent properties; and (4) for each off-street parking space permitted within the principal structure for which the maximum height waiver is granted, 300 square feet of additional open space beyond that which is otherwise required by this LDC shall be provided. 3. Every part of every required yard shall be open and unobstructed from thirty (30) inches above the general ground level of the graded lot upward to the sky except as hereinafter provided or as otherwise permitted in this LDC. 4. Sills and other architectural and design treatments shall not project over twelve (12) inches into a required yard. 5. Movable awnings shall not project over three (3) feet into a required yard, provided that where the yard is less than five (5) feet in width the projection shall not exceed one-half (1 /2) the width of the yard. 6. Window- or wall -mounted air conditioning units, chimneys, fireplaces, bay windows, or pilasters shall not project over two (2) feet into a required yard. 7. Fire escapes, stairways, and balconies which are unroofed (except as otherwise permitted within this section) and unenclosed shall not project over five (5) feet into a required side or rear yard and three (3) feet into a front yard of a multi -family dwelling, hotel or motel and about:blank 9/11 8/22/23, 8:50 AM Collier County, FL Land Development Code not over three (3) feet into a required front, side or rear yard of a single-family residential dwelling. Regardless of the extent of encroachment, the minimum requirement for separation of structures shall be maintained. 8. Hoods, canopies, or roof overhangs shall not project over (3) three feet into a required yard, but shall not come closer than one (1) foot to the lot line. 9. Fences, walls and hedges, subject to section 5.03.02, ground mounted air conditioners, unenclosed pool equipment and well pumps, are permitted in required yards, subject to the provisions of section 4.06.00. This includes air conditioners that are ground mounted and those required to be elevated to meet flood elevation, including their supporting structures, provided the minimum separation of structures is maintained. 10. Cornices, eaves or gutters shall not project over three (3) feet into a required yard, provided that where the required yard is less than six (6) feet in width, such projection shall not exceed one-half (1h) the width of the yard. 11. Except as otherwise provided by this LDC, when lots on both sides of an undeveloped recorded lot contain a residential structure whose front yard setback is less than is now required, the average of the setbacks of the two (2) contiguous developed lots shall serve to establish the minimum front yard requirement for the vacant lot. 12. In commercial, industrial and multi -family residential developments, carports which are open on all sides may encroach into the required yards provided they do not encroach into the required landscape buffers, as required by this LDC; and furthermore, if the landscaping is deficient where the carports are proposed, the landscaping must be upgraded to comply with the LDC requirements to the greatest extent possible prior to the issuance of a building permit for said carports. This shall be accomplished by a site development plan amendment or a site improvement plan approval. 13. Permanent emergency generators may be placed within the rear yard with a 10-foot rear yard setback. Permanent emergency generators may encroach into side yards up to 36 inches. Generators are not permitted to encroach into required front yards. For single-family and two-family dwelling units, see LDC section 5.03.07 for exceptions and requirements. Above- ground fuel tanks for the generators are subject to the same setbacks; however, underground tanks are not subject to setback requirements. In order to reduce noise during required routine exercising of the generators, this exercising is restricted to operating the generator for no more than 30 minutes, once every seven days, during the hours of 9:00 a.m. to 5:00 p.m. and shall not exceed sound level limits for Manufacturing and Industrial uses as set forth in Ordinance No. 90-17, the Noise Ordinance, as amended. All permanent emergency generators must be equipped with sound attenuating housing to reduce noise. a. about:blank 10/11 8/22/23, 8:50 AM Collier County, FL Land Development Code Facilities with fuel pumps. Permanent emergency generators and related fuel storage installed at existing facilities with fuel pumps may encroach into any required side or rear yards, provided the encroachment does not create a hazard to pedestrian or vehicular traffic. b. Assisted living facilities and nursing homes. Permanent emergency generators and related fuel storage installed at existing assisted living facilities or nursing homes that are subject to LDC section 5.05.04 E. may encroach into any required side or rear yards or buffers, provided the encroachment does not create a hazard to pedestrian or vehicular traffic. (Ord. No. 04-72, § 31; Ord. No. 05-27, § 3.P; Ord. No. 07-67, § 3.1; Ord. No. 10-23, § 3.Q; Ord. No. 12-38, § 3 j; Ord. No. 14-33, § 3.1; Ord. No. 18-18, § 3.G; Ord. No. 18-32, § 3.A; Ord. No. 19-13, § 3.A) about:blank 11 /11 collier coKHty Growth Management Community Development Department LOT SPLIT APPLICATION LDC section 4.03.04.C. Chapter 5 A. of the Administrative Code 2800 North Horseshoe Drive Naples, Florida 34104 239-252-2400 The Lot Split review applies to all unplatted lots of record in any subdivision, and to all lots in the Estates (E) zoning district, whether platted or unplatted. The review does not apply to Lot Line Adjustments or to lots of record combined for tax purposes alone. APPLICANT CONTACT INFORMATION Name of Owner: Name of Applicant if different than owner: Address: Telephone: E-Mail Address: Name of Agent: Firm: Address: Telephone: E-Mail Address: City: State: Cell: City: State: Cell: PROPERTY INFORMATION Fax: Fax: ZIP: ZIP: Provide a detailed legal description of the property covered by the application, if space is inadequate, attach on a separate page: Address of subject site and general location: Property ID Number: Subdivision: Metes & Bounds Description: Property Appraiser's Parcel #, if applicable: Area of existing lot (in sq. ft.): Area of proposed lots (in sq. ft.): Lot # 1: Section/Township/Range: / / Unit: Lot: Block: Lot # 2: Width of proposed lots calculated according to the LDC definition of "lot measurement, width": Lot # 1: Lot # 2: 10/28/2022 Page 1 of 2 Collier Co-t4-ptty Growth Management Community Development Department 2800 North Horseshoe Drive Naples, Florida 34104 239-252-2400 ELECTRONIC SUBMITTAL REQUIREMENT CHECKLIST See Chapter 5 A. of the Administrative Code for submittal requirements. This completed checklist is to be submitted with the application packet, incomplete submittals will not be accepted: REQUIREMENTS FOR REVIEW: ELECTRONIC DOCUMENTS REQUIRED NOT REQUIRED Completed Application (download current form from the County 1 website) Completed Addressing Checklist 1 Affidavit of Authorization (if using an agent) 1 Signed and sealed boundary survey showing existing and proposed lot dimensions, access to new lots, new lot areas, all 1 easements of record, all utilities, and structures on the subject property. Drawings or surveys showing the location of proposed access, 1 including location of the proposed access easements, if any Property Card, indicating the date on which lot first appeared 1 in the Property Appraiser's records in its current configuration Recorded warranty deed to show current ownership from 1 Clerk of Courts Recording Office FEES Fee Requirements: Lot Split Review: $250.00 LINKS Online Payment Guide can be located: Here Completed application may be submitted online GMD Public Portal If unfamiliar to applying on portal or have questions, please look over our E-Permitting Guide I hereby submit and certify the application to be complete and accurate. SIGNATURE OF OWNER/AGENT DATE 10/28/2022 Page 2 of 2 � rim Co C er County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountvfl.gov (239) 252-2400 Zoning Pre -Application Meeting Notes Variance (VA) COMPANION ITEMS: Petition Type: Standard Rezone (RZ) Date and Time: Wednesday 9/6/23 at 1 : 30pm - ZOOM Assigned Planner: Eric Ortman -Both VA & RZ Engineering Manager (for PPL's and FP's): Project Information Project Name: 438 Gordonia Rd, Naples (RZ) 20230014908 - Variance(VA) PL#: 20230013880 -Rezone (RZ) Property ID #: 67281600000 Current Zoning: A Project Address: 438 Gordonia RdCity: Naples State: FL Zip: 34108 Applicant: Eddy JD Olivares II Agent Name: Eddy JD Olivares II Phone: 239-270-8319 Agent/Firm Address: City: State: Zip: Property Owner: Eddy JD Olivares II Please provide the following, if applicable: i. Total Acreage: 2 . 09 ii. Proposed # of Residential Units: iii. Proposed Commercial Square Footage: iv. For Amendments, indicate the original petition number: V. If there is an Ordinance or Resolution associated with this project, please indicate the type and number: vi. If the project is within a Plat, provide the name and AR#/PL#: Updated 03/14/2023 Page 1 1 of 5 Cofer County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercountvfl.gov Meeting Notes 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 As of 10/16/2017 all Zoning applications have revised applications, and your associated Application is included in your notes; additionally a *new Property Ownership Disclosure Form is required for all applications. A copy of this new form is included in your pre-app Note - link is https://www.colliercountyfl.gov/Home/ShowDocument?id=75093 •�r�.9eA-, �y&T•eg �o,� 'Tti 4 STi9N D � �D /�,c'J�w.�- i¢w/ `�ii� //r4rLl✓3 nri�/�rur a.t,, PPr+LV-en- 1K4?,F S °-`� R Zia c� ad Inc rir rL ✓V � � � � �4;7t",r 0 Qi►e tfi L /VOTE Zo,v►NL �Q„2waZ'iv — �ttlL�wZ `Z`�rs- Ccrt.x-si �rF 17W t>iVW- hPP� / AeaTirv6 GI ItiR &7--aPm r yo-,6 - 4J- 4 a M P&r✓Vro.v r4►I.trt,V „G -A PPL�c.A Ttv�. w4 LL 13.*- Ka-49ur2e d ��L GviN. iVd�p Ty <Q¢Qi�est �n,'&- olRILa-Tivgefer►Ad6 ►N. nVo� dCy,�,.7Aas TvdK S41 uP i1,,� aMPAwit, TO -fhe ReZoivo. `7� / Krr,,,ewrG.7 ro h �p d►1,�Ti ry G 6Vr LL l.�J/++� rt D , 1.T tLSoo FF. r7rc 7 �iwr Pw'D. If Site is within the City of Naples Water Service Area please send to Naples Utilities and Planning Departments. Then, if the petition is submitted, we are to send it (by email) to the four persons below in their Utilities and Planning Depts. - along with a request that they send us a letter or email of "no objection" to the petition. Bob Middleton RMiddleton(d�naplesgov.com Allyson Holland AMHolland(@naplesgov.com Robin Singer RSinger(CDnaplesgoy.com Erica Martin emartin@naplesgov.com A/&Te: -A4 4PPG c,11'nuw. C)ta&(-# TS F'on. 1 vT;%. Qe20#-'Q# fir►44P'r,,-.& fino- +77460;eP Disclaimer- Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. Updated 03/14/2023 Page 1 2 of 5 Pre-app Notes RZ-PL20230013880 438 Gordonia — Eric Ortman The ±2.09-acre parcel zoned is Agricultural (A). Property is a corner lot meaning there are two front yards and two side yards (no rear yard). Currently there is a home (built circa 1972) on the parcel. Applicant wishes to rezone to allow the parcel to be split into two legal conforming lots. Between Gordonia and Goodlette-Frank (which is where the property is) there is a north -south swath of agriculturally zoned land that is gradually being converted to residential land. Properties to the west are zoned RSF-1 (Residential Single Family); properties to the east (across Goodlette-Frank) are zoned Residential Planned Unit Development (RPUD). One of the criteria for rezoning is the compatibility of the proposed new zone to the existing zoning of the surrounding properties. In this case RSF-1 or RSF-2 would be appropriate. Upzoning to RSF-3, while possible, will likely be an uphill battle both from a compatibility perspective and from potential opposition from neighboring property owners. Once the property is split and rezoned both parcels will need to meet the lot design and dimensional standards (as specified in LDC 4.02.01) of the newly created zone. Relevant tables from of the Land Development Code (LDC) are shown below. Once rezoned, the current home will not be able to meet the front yard setbacks of either RSF-1 or -2. Too, the property cannot be split into two pieces with only rezoning the new vacant parcel as this would create a non -conforming lot for the part with the existing home; this is not allowed by LDC 9.03.00. Staff believes that the most appropriate course of action with the highest degree of success is to rezone to RSF-1 in conjunction with a companion variance to permit a 35-foot front yard setback. The two petitions can run concurrent with each other, an additional per-app meeting for the variance may be waived provided you submit a request for this in writing. When done in conjunction with the rezone, the cost of the variance will be approximately $3,125. After staff has reviewed the first submittal and at least 15 days prior to the first public hearing you will be required to hold a Neighborhood Information Meeting (NIM) which is duly noticed and advertised. At the NIM you will explain your proposal and answer questions raised by members of the public in attendance. Two public hearings will be required. The first is with the Planning Commission (CCPC), the second is with the Board of County Commissioners (BCC). The CCPC makes a recommendation to the BCC of approval, denial, or approval with conditions. The BCC makes the final decision. You are acting as both owner and applicant which is fine. You may not be familiar with the intricacies of going through this process. As the zoning planner for this project, I can assist you throughout the process. The first step is to submit a rezone application. If you wish to go with RSF-1 or -2 you will also need a companion variance. If you wish to go with RSF-3, you only need the rezone application. The process for a variance petition is the same as that for a rezone, you may request a pre-app waiver when you enter the project into CityView with a simple email request stating that you have already had a prer-app for the rezone. ?1.11c,.P- a. 4. 1 4.02.00 - SITE DESIGN STANDARDS 4.02.01 - Dimensional Standards for Principal Uses in Base Zoning Districts Table 1. Lot Design Requirements for Principal Uses in Base Zoning Districts. Zoning District Minimum Lot Area Minimum Lot Width Maximum Building Coverage (square feet) (linear feet) (%) I _ RSF-1 43,560 150 None , RSF-2 20,000 120 None RSF 3 10,000 Corner lot Interior lot None 95 80 i 1 I Table 2. Building Dimension Standards for Principal Uses in Base Zoning Districts. Maximum Minimum . Minimum Floor Area of Floor Area Building Distance Zoning District Buildings Ratio Height Between a) (feet) Buildings (square feet) (/o 1-story 2-story RSF-1 35 None None 1,500 1,800 1,500 1,800 None Ri SF-2 35 None RSF-3 35 None 1,000 1,200 None Table 2.1 - Setbacks Minimum I I I Zoning i Public School Front Yard Minimum Side Yard (feet) ' Minimum Rear Yard (feet) district Requirements (feet) RSF-1 50 130 I50 Ix i RSF-2 140 120 30 x Waterfront Non -waterfront RSF-3 I 30 110 7.5 25 x Collier Countv Growth Management Department Principal Planner, Zoning Division 2800 North Horseshoe Drive Naples, FL 34104 Direct line: (239) 252-1032 Eric.Ortman@colliercountyfl.gov ThomasClarkeVEN From: Eric Ortman Sent: Thursday, September 14, 2023 10:18 AM To: ThomasClarkeVEN Subject: RZ-PL20230013880 Gordonia Tom, Staff is suggesting that the applicant submit a companion variance petition for the rezone. Since it is a separate petition, it will require a pre-app meeting. We can waive the pre-app since the rezone pre-app covered everything that would be covered in a variance pre-app. Thank you. Respectfully, Eric Ortman Co�f��r Cc�uv�ty Collier Countv Growth Manaeement Department Principal Planner, Zoning Division 2800 North Horseshoe Drive Naples, FL 34104 Direct line: (239) 252-1032 Eric.Ortman@colliercountyfl.gov Visit our Webiste at: WWW.COLLIER0OUNTYFL.GOV Tell us how we are doing by taking our Zoning Division Survey at http://bit.ly/CollierZoning. Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Information contained in this email is subject to verification by the Zoning Manager and/or Planning Director; if this information is being used as a basis for the purchase/lease of a property or as a guide for the design of a project, it is recommended that a Zoning Verification Letter or Zoning Certificate Application is submitted to zoning services. Applications for a Zoning Verification Letter can be found here: https://www.colliercountyfl.gov/home/showdocument?id=69624 Zoning Certificate applications can be found here: https://www.colliercountyfl.gov/your-government/divisions-f- r/operations-regulatory-management/zoning-or-land-use-application/zoning-other-land-use-applications . �A- 6 -a- a , 4 . _q-, ThomasClarkeVEN From: Parker Klopf Sent: Wednesday, September 13, 2023 2:43 PM To: ThomasClarkeVEN Subject: RE: Comp Planning Notes for 438 Gordonia Rd (RZ) - PL20230013880 Comp planning notes: Based on staff review of the of the Future Land Use Map the subject property is located within the Urban Residential Subdistrict. The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. Within the applicable Urban Designated Areas, a base density of 4 residential dwelling units per gross acre may be allowed, though not an entitlement. The proposed rezone from agricultural to single family is consistent with the FLUE designation as long as the proposed density does not go over 4 units per acre therefore no amendment to the growth management plan. Parker Klopf CoNer Co&411 uy Collier County Growth Manaeement Department Planner /// 2800 North Horseshoe Drive Naples, FL 34104 Direct line: (239) 252-2471 Parker.klopf@colliercountvfl.gov Visit our Webiste at: WWW.COLLIER0OUNTYFL.GOV Tell us how we are doing by taking our Zoning Division Survey at http://bit.ty/ColIierZoning. Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Information contained in this email is subject to verification by the Zoning Manager and/or Planning Director; if this information is being used as a basis for the purchase/lease of a property or as a guide for the design of a project, it is recommended that a Zoning Verification Letter or Zoning Certificate Application is submitted to zoning services. Applications for a Zoning Verification Letter can be found here: https://www.colliercountyfl.gov/home/showdocument?id=69624 Zoning Certificate applications can be found here: https://www.colliercountvfl.gov/vour-government/divisions-f- r/operations-regulatory-management/zoning-or-land-use-application/zoning-other-land-use-applications . From: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov> Sent: Wednesday, September 13, 2023 11:42 AM To: Mark Templeton <Mark.Templeton@colliercountyfl.gov>; Parker Klopf <Parker.Klopf@colliercountyfl.gov> Subject: FW: Comp Planning Notes for 438 Gordonia Rd (RZ) - PL20230013880 Hi Mark & Parker, F4 6 .z a. F3. ThomasClarkeVEN From: Mark Templeton Sent: Wednesday, September 13, 2023 3:01 PM To: ThomasClarkeVEN Subject: RE: GeffT++amiin7Notes for 438 Gordonia Rd (RZ) - PL20230013880 Hi Thomas, Sorry for the delayed response. Doesn't look like there needs to be any landscape review for these. Respectfully, Mark Templeton, RLA Principal Planner/Landscape Review Co1[ie-r Co14nty Development Review Division Exceeding Expectations, Every Day! NOTE: Email Address Has Changed 2800 North Horseshoe Drive, Naples Florida 34104 Phone: 239.252.2475 How are we doing? Please CLICK HERE to fill out a Customer Survey. We appreciate your Feedback! Disclaimer- this email is not to be interpreted as an endorsement or approval of any permit, plan, project, or deviation from the Land Development Code. From: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov> Sent: Wednesday, September 13, 2023 11:42 AM To: Mark Templeton <Mark.Templeton@colliercountyfl.gov>; Parker Klopf <Parker.Klopf@colliercountyfl.gov> Subject: FW: Comp Planning Notes for 438 Gordonia Rd (RZ) - PL20230013880 Hi Mark & Parker, Do you have any notes for the pre-app for 438 Gordonia Rd (RZ) PL20230013880? This will also require a Companion Variance (VA) to accomplish the Lot Split requested by the Applicant. See attached Zoning Notes from Eric Ortman and the property Research. Thanks Tom 7 Oa� Operations Analyst - Zoning Division 2800 North Horseshoe Drive, Naples, FL 34104 Phone: 239-252-2526 ?4- (, ,,- .2, a , Coffer County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountvfl.gov (239) 252-2400 Meeting Notes c7A, rw i/t&D"M Note: 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 (GMP) 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. Disclaimer: Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. Updated 03/14/2023 Page 1 3 of 5 ThomasClarkeVEN From: Michael Sawyer Sent: Wednesday, September 06, 2023 1:49 PM To: ThomasClarkeVEN; Eric Ortman Subject: Pre App meeting notes 438 Gordonia Road Rezone Thomas, Please provide the following pre-app meeting notes: For this petition request please provide a letter of no impact TIS Waiver; (separate letter on letterhead requesting the waiver based on de minimus transportation impacts). Please let us know of any questions or concerns. Respectfully, Michael Sawyer Principal Planner Growth Management Department Transportation Planning 2685 South Horseshoe Drive, Suite 103 Naples, Florida 34104 239-252-2926 michael.sawyera,colliercountYfl Qov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. �>A6t 3.4. ThomasClarkeVEN From: Richard Orth Sent: Wednesday, September 06, 2023 2:39 PM To: ThomasClarkeVEN NET—S Subject: RE: Zoning Pre-App Pq4;AI:PF{ for 438 Gordonia Rd (RZ) - PL20230013880- Zoom at 1:30pm today Follow Up Flag: Flag Status: Follow up Completed Thomas, Please include the following Stormwater Planning comment into the pre -application notes. Compliance with LDC 6.05.03 - Stormwater Plans for Single -Family Dwelling Units, Two -Family Dwelling Units, and Duplexes will be required at time of site development. This rule is usually tripped by large homes with pools and driveways on small lots. The rule addresses the pervious to impervious ratios or thresholds and the requirements to have a stormwater management plan for site designs that exceed these ratios/thresholds. Please contact Richard Orth, P.G. ( Richard,Orth@Colliercountyfl.gov )(239-634-9024) or Brett Rosenblum, P.E. ( Brett.Rosenblum@CollierCountyfl.gov ) if you have any questions. Sincerely, Rick Orth Richard Orth, P.G., Sr. Environmental Specialist Grouwth Management Department Road Maintenance Division 4800 Davis Boulevard 2685, Naples, FL 34104 Desk 239-252-5092 Cellular: 239-315-2025 or 239-634-9024 RichardOrth@CollierGov.Net From: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov> Sent: Wednesday, September 06, 2023 12:09 PM To: Anthony Stolts <Anthony.Stolts@colliercountyfl.gov>; Heidi ton <Heidi.Ashton@collie rcountyfl.gov>; Craig Brown <Craig.Brown @colliercountyfl.gov>; Derek Perry <Derek.Perr colliercountyfl.gov>; Gino Santabarbara <Gino.Santabarbara@colliercountyfl.gov>; Jaime Cook <Jai e.Cook@colliercountyfl.gov>; James Sabo <James.Sabo@colliercountyfl.gov>; Katherine Eastley < therine.Eastley@colliercountyfl.gov>; Kathynell Crotteau <Kathynell.Crotteau@colliercountyfl.gov>; Laurie Bea d <Laurie.Beard@colliercountyfl.gov>; Mark Templeton <Mark.Templeton@colliercountyfl.gov>; Michael wyer <Michael.Sawyer@colliercountyfl.gov>; Michele Mosca <Michele.Mosca@colliercountyfl.gov>; Parker opf<Parker.Klopf@colliercountyfl.gov>; Rachel Hansen <Rachel.Hansen @colliercountyfl.gov>; Rich d Orth <Richard.Orth@colliercountyfl.gov>; Sally Ashkar <Sally.Ashkar@colliercountyfl.gov>; Sar Harrington <Sarah.Harrington@colliercountyfl.gov> Cc: Eric Ortman <Eric.Ortman@collier ountyfl.gov>; Sarah Kisner <Sarah.Kisner@colliercountyfl.gov>; Ray Bellows <Ray.Bellows@co lliercountyfl.gov Subject: Zoning Pre-App RESEA H for 438 Gordonia Rd (RZ) - PL20230013880- Zoom at 1:30pm today Good Afternoon All, TIPF Please see the attached Pre-App Research for 438 Gordonia Rd (RZ) - PL20230013880. ThomasClarkeVEN From: Craig Brown Sent: Wednesday, September 06, 2023 2:20 PM To: ThomasClarkeVEN Subject: RE: Zoning Pre-App Rom+} for 438 Gordonia Rd (RZ) - PL20230013880- Zoom at 1:30pm today Thomas, If the applicant provides a master concept plan add a note on the plans " no preservation required". No environmental data is required for this one. thanks Craig Brown Environmental Supervisor Development Review Division (239) 252-2548. From: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov> Sent: Wednesday, September 6, 2023 12:09 PM To: Anthony Stolts <Anthony.StoIts @colliercountyfl.gov>; Heidi Ashton < eidi.Ashton@colliercountyfl.gov>; Craig Brown <Craig.Brown @colliercountyfl.gov>; Derek Perry <Derek.Perry@collier ountyfl.gov>; Gino Santabarbara <Gino.Santabarbara@colliercountyfl.gov>; Jaime Cook <Jaime.Coo colliercountyfl.gov>; James Sabo <James.Sabo@colliercountyfl.gov>; Katherine Eastley <Katherin astley@colliercountyfl.gov>; Kathynell Crotteau <Kathynell.Crotteau@colliercountyfl.gov>; Laurie Beard <Lau "e.Beard@colliercountyfl.gov>; Mark Templeton <Mark.Templeton@colliercountyfl.gov>; Michael Sawyer ichael.Sawyer@colliercountyfl.gov>; Michele Mosca <Michele.Mosca@colliercountyfl.gov>; Parker Klopf <P ker.Klopf@colliercountyfl.gov>; Rachel Hansen <Rachel.Hansen @colliercountyfl.gov>; Richard Orth ichard.Orth@colliercountyfl.gov>; Sally Ashkar <Sally.Ashkar@colliercountyfl.gov>; Sarah Harrin on <Sarah.Harrington@colliercountyfl.gov> Cc: Eric Ortman <Eric.Ortman@colliercountyfl. ov>; Sarah Kisner <Sarah.Kisner@colliercountyfl.gov>; Ray Bellows <Ray.Bellows@colliercountyfl.gov> Subject: Zoning Pre-App RESEARCH for 4,3Gordonia Rd (RZ) - PL20230013880- Zoom at 1:30pm today Good Afternoon All, Please see the attached Pre-App Research for 438 Gordonia Rd (RZ) - PL20230013880. The Pre-App me9fing is today Wednesday 9/6/23 at 1:30 via ZOOM. See attached link below: Zoom Invite: Topic: Pre -Application Meeting PL20230013880 - 438 Gordonia RD, Naples (RZ) � Co er County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountVfl.gov (239) 252-2400 Zoning Pre -Application Meeting Sign -In Sheet PL# 20230013880 Collier County Contact Information: Name Review Discipline Phone Email ❑ Laura DeJohn Zoning - Vendor 252-5587 Laura.dejohn@colliercountyfl.gov ❑ John Kelly Zoning -Planner III 252-5719 john.kelly@colliercountyfl.gov ❑ Richard Henderlong Zoning -Planner III 252-2464 richard.henderlong@colliercountyfl.gov Ray Bellows Zoning & Planning Manager 252-2463 raymond.bellows@colliercountyfl.gov ❑ Mike Bosi Zoning & Planning Director 252-1061 Michael.Bosi@colliercountyfl.gov ❑ Nancy Gundlach, AICP Zoning — Planner 111 252-2484 nancy.gundlach@colliercountyfl.gov Cy Eric Ortman Zoning — Planner III 252-1032 Eric.Ortman@colliercountyfl.gov ❑ Sean Sammon Zoning — Planner III 252-8422 Sean.sammon@colliercountyfl.gov ❑ Tim Finn, AICP Zoning - Planner III 252-4312 1 timothy.finn@colliercountyfl.gov Q'*'Thomas Clarke Zoning - Operations Analyst 252-2584 thomas.clarke@colliercountyfl.gov ❑ Anthony Stoltz Utility Planning - Supervisor 252-5835 Anthony.stoltz@colliercountyfl.gov Drew Cody Utility Planning— Project Mgr III 252-2917 Drew.cody@colliercountyfl.gov ❑ Brandi Pollard Utility Impact fees 252-6237 brandi.pollard@colliercountyfl.gov LJ Shon Fandrich Utilities -Project Mgt -Supervisor 252-8835 Shon.fandrich@colliercountyfl.gov ❑ Steve Baluch Transportation Planning 252-2361 stephen.baluch@colliercountyfl.gov V Michael Sawyer Transportation Planning 252-2926 michael.sawyer@colliercountyfl.gov ❑ Michael Gibbons Structural/Residential Plan Review 252-2426 michael.gibbons@colliercountyfl.gov Ifs Richard Orth Stormwater Planning 252-5092 richard.orth@colliercountyfl.gov ❑ Alicia Humphries Right -Of -Way Permitting 252-2326 alicia.humph ries@colIiercountyfLgov ❑ Laurie Beard PUD Monitoring -Project Mgr II 252-5782 laurie.beard@colliercountyfl.gov Sean Lintz North Collier Fire -Batallion Chief 597-9227 slintz@northcollierfire.com ❑ Maggie Acevedo North Collier Fire 252-2309 macevedo@north col Iierfire. com ❑ Daniel Zunzunegui North Collier Fire 252-2310 Daniel.Zunzunegui@colliercountyfl.gov Linda Simmons North Collier Fire 252-2311 1 Lind a.Simmons@colIiercountyfLgov ❑ Shar A.Beddow MSM/Deputy Fire Marshal - Greater Naples Fire 241-1422 sbeddow@gnfire.org Heidi Ashton Cicko Managing Asst. County Attorney 252-8773 heidi.ashton@colliercountyfl.gov Diane Lynch Management Analyst 1 252-4283 diane.lynch@colliercountyfl.gov Mark Templeton Landscape Review 252-2475 mark.templeton@colliercountyfl.gov Gino Santabarbara Impact Fees — Planner III 1 252-2925 1 Gino.santabarbara@colliercountyfl.gov Updated 03/14/2023 Page 1 4 of 5 Co 'I -,"No County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliercountvfl.gov (239) 252-2400 ❑ Thomas Mastroberto Greater Naples Fire — Site Plans Reviewer III 252-7348 thomas.mastroberto@colliercountyfl.gov £srr s . ❑ +�ertl'ft� GMP-Comp Planning -Planner III 252-5r � �f^ .ai i, M er@colliercountyfl.gov Cle�Parker Klopf GMP—Comp Planning — Planner II 252-2471 Parker.klopf@colliercountyfl.gov ❑ Rachel Hansen GMP—Comp Planning — Planner III 252-1142 Rachel. hansen@col IiercountyfLgov ❑ Kathy Eastley GMP-Comp Planning -Planner III 252-2834 Kathy Eastley@colliercountyfl.gov ❑ James Sabo, AICP GMP, Comp Planning Manager 252-2708 james.sabo@colliercountyfl.gov ❑ Alexandra Mitchel Environmental Specialist 252-2907 Alexandra.Mitchel@colliercountyfl.gov ❑ David Roe Environmental Specialist 252-2915 David. Roe@colIiercountyfLgov Craig Brown Environmental Review Supervisor 252-2548 craig.brown@colliercountyfl.gov ❑ Sarah Harrington Environmental Review Manager 252-4211 Sarah.Harrington@colliercountyfl.gov ❑ John Houldsworth Engineering Subdivision 252-5757 john.houldsworth@colliercountyfl.gov ❑ Jocelyn Nageon De Lestang, P.E. Engineering Stormwater 252-2434 Jocelyn. NageondeLestang@colIiercountyfLgov ❑ Jack McKenna, P.E. Engineering Services 252-2911 jack. mckenna@colIiercountyfLgov ❑ Matt McLean, P.E. Division Director - IF, CPP & PM 252-8279 matthew.mclean@colliercountyfl.gov 0' Cormac Giblin, AICP Director— Econ. Dev. & Housing 252-2460 Cormac.giblin@colliercountyfl.gov ❑ Jamie Cook Development Review Director 252-6290 Jaime.cook@colliercountyfl.gov ❑ Christine Willoughby Development Review - Zoning 252-5748 christine.willoughby@colliercountyfl.gov ❑ Brett Rosenblum-P.E Dev. Review -Supervisor Proj. Mgt 252-2905 brett.rosenblum@coil iercountyfLgov _' Michele Mosca, AICP Community Develop. — Planner III 252-2466 michele.mosca@colliercountyfl.gov ❑ Connie Thomas Client Services Supervisor 252-6369 1 Consuela.thomas@colliercountyfl.gov Renald Paul Client Services 252-2443 Renald.paul@colliercountyfl.gov LJ Lisa Blacklidge Building Review 252-2758 Lisa. blacklidge@col IiercountyfLgov ❑ Derek Perry Assistant County Attorney 252-8066 Derek. perry@colIiercountyfLgov ❑ Peter Shawinsky I Architectural Review 252-8523 peter.shawinsky@colliercountyfl.gov Additional Attendee Contact Information: Name Representing Phone Email E 0&1 v wx e- ,e- Oco,v ee-- 1 - Z70 —737t- S-e,c .ail,W4 ea 4 t kole^— G Updated 03/14/2023 Page 1 5 of 5 Zoom Attendance - 428 Gordonia Rd (RZ) — PL20230013880 Property Owner — Eddy JD Olivares II -- Wednesday 9/6/23 at 1:30PM 9 Q. Find a participant 10 thomas clarke (Host, me) rlCormac Gihlin, Eddy O 0 EricOrtmati i7 Ray Bellows, Zoning Manager . Craig Brown rya Drew Cody I (lam Jessica Malloy f� michael sawyer tf Parker Klopf RichardOrth Sam Kisner rf 7-0 Planner Eric Ortman Applicant/Agent may also send site plans or conceptual plans for review in advance if desired. PL20230013880 - 438 Gordonia Rd. Naples (RZ) Planner: Eric Ortman Assigned Ops Staff: Thomas Clarke STAFF FORM FOR SUPPLEMENTAL PRE -APPLICATION MEETING INFORMATION • Name and Number of who submitted pre-app request Eddy JD Olivares II 239-270-7319 eidolivares@gmail.com • Agent to list for PL# None • Owner of property (all owners for all parcels) Eddy JD Olivares II • Confirm Purpose of Pre-App: Rezone Ag to RSF-1 for the purpose of a Lot Split • Please list the density request of the project if applicable and number of homes/units/offices/docks (any that apply • Details about Project: See Attached Narrative Statement and Survey REQUIRED Supplemental Information provided by: Name: Title: Email: Phone: Cancellation/Reschedule Requests: Contact Connie Thomas- Supervisor — Permitting Cons uela.thomas@ col Iiercountyfl.eov - Phone: 239-252-2473 Created April 5, 2017 Location: K:\CDES Planning Services\Current\Zoning Staff Information August 8", 2023 ATTN: Collier County, Growth Management Community Development Department RE: Evaluation Criteria Narrative Statement To whom it may concern, Please accept this letter as the narrative statement for my rezone request at 438 Gordonia Rd. Naples, FL 34108. I believe my zoning request is consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. The existing/current land use is AG, but the current use is a single family residence. The change of zoning is congruent with my neighborhood, as most of the adjacent parcels are RSF-1, and not AG. The proposed change will not adversely invluence living conditions in my neighborhood. The proposed change will not create or excessively increase traffic congestion or create incompatiple types of traffic, including activity during construction phases of the future development. The proposed changes will not create a drainage problem. The proposed changes will not seriously reduce light and air to adjacent areas. The proposed change will affect propert values in a positive way, after the re -zoning and subsequent development. The proposed change will not be a deterrent to the improvement or development of adjacent property. The proposed change will not constitute a grant of special priviledge to me as an individual owner, as contrasted with the public welfare. The zoning change is needed because I cannot split my 2.09 acre lot, with the current AG designation. My neighborhood has a 1 acre minimum lot requirement and if re -zoned, it would allow me to sell the new lot, so someone can build a single family residence on it. Without the re- zone I cannot build another single family residence on my lot, as having 2 primary houses on 1 AG lot is not accepted, so there is no way around the re -zone request. The proposed change aligns with the immediate neighborhood's and county's goals. While not impossible to find another area to build another house, due to the limited availability of land in Collier County, there is very little RSF-1 available. Lots with a 1 acre lot are in high demand and I believe this change is a net -positive for all parties. The physical characteristics of the property include cleared land, a few trees, a maintained hedge and a small barn. The degree of site alteration which would be required to make the property usable are very basic- only the barn and any ornamental trees would need to be removed. The split and future development does not impact the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Managemetn Plan. I do not believe there are any other factors, standards, or criteria that the board of commissioners shall deem important in the protection of the public health, safety and welfare. Sincerely, Eddy Olivares COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net .` � has C -ier County 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Pre -Application Meeting and Final Submittal Requirement Checklist for: Standard Rezone(Pt) `—'`�--- Chapter 3 H. of the Administrative Code The following Submittal Requirement Checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At time of submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS FOR REVIEW COPIES REQUIRED NOT REQUIRED Completed Application (download current form from County website) 1 Pre -Application meeting notes 1 Project Narrative 1 Affidavit of Authorization, signed and notarized 1 Completed Addressing Checklist 1 Property Ownership Disclosure Form 1 Utility Provisions Statement with sketches 1 ❑ Signed and Sealed Survey n 1 Conceptual Site Plan 151 ) Jht,6,01T1 Architectural Rendering ❑ List identifying Owner & all parties of corporation 1 Warranty Deeds 1 Environmental Data Requirements, pursuant to LDC section 3.08.00 1 ❑ Listed Species Survey; less than 12 months old. Include copies of previous surveys 1 Current aerial photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. El Historical Survey or waiver request 1 Traffic Impact Statement, with applicable fees 1 School Impact Analysis Application — residential projects only 1 Electronic copy of all documents and plans 1 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement 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." 09/28/217 Page 7 of 8 C0(11er County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 www.colliergov.net Q15 L osiL (239) 252-2400 FAX: (239) 252-6358 ------------- Planners: Indicate if the petition needs to be routed to the following additional reviewers: Bays hore/Gateway Triangle Redevelopment: Executive Director ❑ Historical Review ❑ City of Naples: Robin Singer, Planning Director d ❑ Immokalee Water/Sewer District: ❑ Conservancy of SWFL: Nichole Johnson ❑ Parks and Recreation: Barry Williams and David Berra ❑ Emergency Management: Dan Summers; and/or EMS: Artie Bay School District (Residential Components): Amy Lockheart ❑ Other: ❑ Other: FEE REQUIREMENTS Pre -Application Meeting: $500.00 (Applications submitted 9 months or more after the date of the last pre -application meeting shall not be credited towards application fees and a new pre -application meeting will be required) IS Rezone Petition (regular): $6,000.00 plus $25.00 an acre (or fraction thereof) o Additional Fee for 5th and subsequent reviews: 20% of original fee Oj Comprehensive Planning Consistency Review: $750.00 C Listed/Protected Species Survey: $1,000.00 T Estimated Legal Advertising: ® CCPC- $1,125.00 BCC- $500.00 % Transportation Fee: — NU F�c.i- C✓e� NdT�S Methodology Review: $500.00 (Additional fees to be determined at Methodology meeting) C School Concurrency Review: If required, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. All checks payable to: Board of County Commissioners. The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Department Planning and Regulation ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 Agent/Owner Signature Date Applicant/Owner Name (please print) 09/28/217 Page 8 of 8 Cover County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Pre -Application Meeting and Final Submittal Requirement Checklist for: Variance (VK ) Chapter 3 J. of the Administrative Code The following Submittal Requirement Checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At time of submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS FOR REVIEW # OF COPIES REQUIRED NOT REQUIRED Completed Application (download current form from County website) Li Pre -Application Meeting Notes " bP 0 Project Narrative Completed Addressing Checklist 1 Property Ownership Disclosure Form 1 Conceptual Site Plan 24" x 36" and one 8 % " x 11" copy Q Survey of property showing the encroachment (measured in feet) Li Affidavit of Authorization, signed and notarized ❑ Deeds/Lega l's ❑ Location map 1 Current aerial photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial 1 / Historical Survey or waiver request 1 Environmental Data Requirements or exemption justification Once the first set of review comments are posted, provide the assigned planner the Property Owner Advisory Letter and Certification 1 Electronic copy of all documents and plans *Please advise: The Office of the Hearing Examiner requires all materials to be submitted electronically in PDF format. 1 �] J� ❑ ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS: Following the completion of the review process by County review staff, the applicant shall submit all materials electronically to the designated project manager. Please contact the project manager to confirm the number of additional copies required. 4/27/2018 Page 5 of 6 Co ier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.calliergov.net (239) 252-2400 FAX: (239) 252-6358 Planners: Indicate if the petition needs to be routed to the following reviewers: Bayshore/Gateway Triangle Redevelopment: Executive Director ❑ Historical Review City of Naples: Robin Singer, Planning Director ❑ Immokalee Water/Sewer District ❑ Conservancy of SWFL: Nichole Ryan Parks and Recreation: David Berra ❑ Emergency Management: Dan Summers; and/or EMS: Artie Bay School District (Residential Components): Amy Lockheart ❑ Other: ❑ FEE REQUIREMENTS Pre -Application Meeting: $500.00 Variance Petition: if Residential- $2,000.00 o Non -Residential- $5,000.00 0 5t' and Subsequent Review- 20% of original fee V Estimated Legal Advertising Fee for the Office of the Hearing Examiner: $1,125.00 After The Fact Zoning/Land Use Petitions: 2x the normal petition fee Listed Species Survey (if EIS is not required): $1,000.00 Fire Code Plans Review Fees are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. All checks payable to: Board of County Commissioners. The completed application, all required submittal materials, and the permit fee shall be submitted to: Growth Management Department Zoning Division ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 Applicant Signature Printed Name Date 4/27/2018 Page 6 of 6 As stated above the maximum allowed density within the Urban Residential Area is 4 DU/A, the proposed project has a proposed density of 1 DU/A. Staff have concluded that the requested density is less than allowed by the FLUE making it consistent with the GMP. FLUE Policy 5.5: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by: confining urban intensity development to areas designated as Urban on the Future Land Use Map; requiring that any additions to the Urban Designated Areas be contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use planning techniques and innovative approaches to development in the County’s Agricultural/Rural designated area, which will better serve to protect environmentally sensitive areas, maintain the economic viability of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of public facilities and services. The proposed development is within the Urban Designated Area of the Future Land Use Map and is serviced by utilities provided by the CID. Approval of this project is not urban sprawl and development at the proposed density is a good utilization of the existing infrastructure from a planning perspective. FLUE Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004, and effective October 18, 2004, as amended). The proposed project will consist of single-family homes on lots that are at least an acre in size. The conceptual plan demonstrates appropriate project buffers consistent with that required in the LDC, and the proposed development standards will ensure that the units are setback from the adjacent roadway and nearby residences to insure the compatibility. FLUE Policy 5.8: Permit the use of clustered residential development, Planned Unit Development techniques, mixed-use development, rural villages, new towns, satellite communities, transfer of development rights, agricultural and conservation easements, and other innovative approaches, in order to conserve open space and environmentally sensitive areas. Continue to review and amend the zoning and subdivision regulations as necessary to allow and encourage such innovative land development techniques. Based on staff review of the property and staff was able to determine that the site has been previously cleared and has no native vegetation or environmentally sensitive areas. FLUE Objective 7, and implementing Policies 7.1-7.7 Due to the minor changes proposed (no additions to permitted uses and no increase to intensities nor density) beyond the currently approved development on site, staff finds that a re-evaluation of FLUE policies under Objective 7 (pertaining to access, interconnections, walkability, etc.) is not necessary. CONCLUSION: Based upon the above analysis, the proposed rezone from Agricultural to RSF-1 has been deemed consistent with the Future Land Use Element. The proposed density of 1 unit per acre is roughly one-fourth (1/4) of what is permitted and being complementary and compatible, where practical, with surrounding development, Comprehensive Planning staff concludes that the project is consistent the Growth Management Plan (GMP). PETITION ON CITYVIEW 9.A.c Packet Pg. 123 Attachment: Attachment 2 - GMP Consistency Review (29008 : 28972PL20230013880 Gordonia Rd Rezone) 40 Carroll & Carroll Real Estate Appraisers & Consultants APPRAISAL REPORT FOR THE CONSERVATION COLLIER PROGRAM AND THE COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS SUBJECT PROPERTY: DR. ROBERT H. GORE III PRESERVE NAPLES, FL 34117 AT THE REQUEST OF: ROOSEVELT LEONARD, R/W-AC SUPERVISOR - REAL PROPERTY E MANAG MENT COLLIER COUNTY FACILITIES MANAG MENT/REAL PROPERTY 3335 TAMIAMI TRAIL E., STE. 101 NAPLES, FL 34112 ASSIGNMENT NO.: 6617-TS APPRAISAL EFFECTIVE DATE: FEBRUARY 1, 2024 DATE OF REPORT: FEBRUARY 29, 2024 6617 Report Table of Contents Table of Contents SUMMARY OF IMPORTANT DATA AND CONCLUSIONS.........................................................1 CERTIFICATION..................................................................................................................................... 3 SCOPEOF WORK................................................................................................................................... 5 ESTATEAPPRAISED.............................................................................................................................. 6 DEFINITION OF MARKET VALUE..................................................................................................... 7 ASSUMEDEXPOSURE TIME................................................................................................................ 7 AREAINFORMATION.......................................................................................................................... 8 MARKETAREA.....................................................................................................................................17 PROPERTY INFORMATION............................................................................................................... 29 SITE DESCRIPTION - DR. ROBERT H. GORE III PRESERVE ................................................... 31 ENVIRONMENTAL CONTAMINATION.................................................................................... 33 NATURAL RESOURCE CONCERNS............................................................................................ 34 FUTURELAND USE......................................................................................................................... 36 ZONING.............................................................................................................................................. 38 HIGHEST AND BEST USE................................................................................................................... 40 CONSIDERATION OF APPROACHES............................................................................................. 41 SALES COMPARISON APPROACH................................................................................................. 42 DR. ROBERT H. GORE III PRESERVE (1.14-2.73 ACRES).............................................................. 43 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 44 LAND SALES ADJUSTMENT GRID - 0-75% WETLANDS....................................................... 45 LAND SALES ADJUSTMENT GRID - 76-100% WETLANDS ................................................... 46 FINAL ESTIMATE OF VALUE - DR. ROBERT H. GORE III PRESERVE ................................ 53 (1.14-2.73 ACRES).............................................................................................................................. 53 DR. ROBERT H. GORE III PRESERVE (2.74-7.17 ACRES).............................................................. 54 LOCATION MAP OF SUBJECT AND VACANT LAND COMPARABLES ............................. 55 LAND SALES ADJUSTMENT GRID - 0-75% WETLANDS....................................................... 56 LAND SALES ADJUSTMENT GRID - 76-100% WETLANDS ................................................... 57 FINAL ESTIMATE OF VALUE - DR. ROBERT H. GORE III PRESERVE ................................ 64 (2.74-7.17 ACRES).............................................................................................................................. 64 ADDENDA............................................................................................................................................. 65 Carroll & Carroll 6617 Report Summary of Important Data & Conclusions SUMMARY OF IMPORTANT DATA AND CONCLUSIONS This information is summarized only for convenience. The value given is the final, rounded conclusion of the appraisal. To use this summary without first reading the appraisal report could be misleading. PROPERTY INFORMATION Property Identification Dr. Robert H. Gore III Preserve Market Area Naples, FL 34117 Property Description Dr. Robert H. Gore III Preserve consists of 268 parcels or a total of 600.50 acres located within Golden Gate Estates, Units 91 and 92 in Naples, Florida. Property Type Vacant Land Owner of Record Full List Copied into the Addendum Property ID # Full List Copied into the Addendum CLIENT INFO & VALUE CONCLUSIONS Client Collier County Facilities Management Department Intended Use To assist the Conservation Collier Program and the Collier County Board of County Commissioners. Intended Users Conservation Collier Program and the Collier County Board of County Commissioners. Appraisal Effective Date February 1, 2024 Date of Report February 29, 2024 Date of Inspection N/A Purpose of Appraisal Estimate the market value on a price per acre basis within the Dr. Robert H. Gore Preserve for the various tiers for parcels ranging in size from 1.14 acres-2.73 acres, 2.74 acres- 4.00 acres, and 4.01 acres-7.17 acres. Tiers I. Up to 25% Wetlands II. 26-50% Wetlands III. 51-75% Wetlands IV. 76-100% Wetlands Estate Appraised Fee Simple Interest Appraised 100% Estimated Market Values 1.14-2.73 Acres I Up to 25% Wetlands $50,000 per acre II 26-50% Wetlands $34,000 per acre III 51-75% Wetlands $27,000 per acre IV 76-100% Wetlands $21,000 per acre Carroll & Carroll 1 6617 Report Summary of Important Data & Conclusions 2.74-4.00 Acres I Up to 25% Wetlands $39,000 per acre II 26-50% Wetlands $30,000 per acre III 51-75% Wetlands $25,500 per acre IV 76-100% Wetlands $20,000 per acre 4.01-7.17 Acres I Up to 25% Wetlands $39,000 per acre II 26-50% Wetlands $30,000 per acre III 51-75% Wetlands $25,500 per acre IV 76-100% Wetlands $20,000 per acre GENERALINFO Appraiser Timothy W. Sunyog, MAI State -Certified General Appraiser RZ 3288 Scope of Work All applicable approaches to value were developed. EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS None HYPOTHETICAL CONDITIONS None Carroll & Carroll 2 6617 Report Certification CERTIFICATION I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF: I did not physically inspect the Dr. Robert H. Gore III Preserve parcels or comparable sales, but I relied on aerial photography for my analysis. The statements of fact contained in this report are true and correct. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions and our personal, impartial and unbiased professional analyses, opinions and conclusions. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. In the three years immediately prior to acceptance of this assignment I have not performed any services regarding the subject property as appraisers, or in any other capacity. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions and conclusions were developed, and this report was prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. I am also subject to the Code of Ethics and Standards of Professional Practice of the Appraisal Institute, which includes provisions for peer review. The use of this report is subject to the requirements of the State of Florida relating to review by the Florida Real Estate Appraisal Board and to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. Carroll & Carroll 3 6617 Certification No one other than the undersigned prepared the analyses, opinions and conclusions concerning real estate that are set forth in this report. As of the date of this report, I have completed the requirements of the continuing education program of the State of Florida, and for Designated Members of the Appraisal Institute. CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Carroll & Carroll 4 6617 Report Scope of Work SCOPE OF WORK All applicable approaches to value were developed and the value conclusion reflects all known information about the subject property, market conditions, and available data. The scope of work was: • I did not physically inspect the Dr. Robert H. Gore III Preserve parcels or the comparable sales, but I relied on aerial photography. • Reviewed aerial photographs, land use plans, the Land Development Code, the Conservation Collier Initial Criteria Screening Report, and other documentation. • Reviewed how the properties relate to their neighborhood and to the broader market area in development of an opinion of highest and best use. • Researched vacant land comparable sales, listings, and pending sales. • Developed the sales comparison approach. • Estimated the market value on a price per acres basis within Dr. Rober H. Gore III Preserve for the various tiers for parcels ranging in size from 1.14 acres-2.73 acres, 2.74 acres-4.00 acres, and 4.01 acres-7.17 acres. Tiers I. Up to 25% Wetlands II. 26-50% Wetlands III. 51-75% Wetlands IV. 76-100% Wetlands • Prepared an appraisal report summarizing the appraisal assignment, the property appraised, the application of the appraisal methodology, and the logical support for the value conclusions. Sources of market data included local and regional MLS systems, Costar, LoopNet, public records, and interviews with real estate brokers. Carroll & Carroll 5 6617 Report Estate Appraised ESTATE APPRAISED The estate appraised is the Fee Simple Absolute. For appraisal purposes Fee Simple Absolute is synonymous with Fee Simple. The Dictionary of Real Estate Appraisal, Seventh Edition, published 2022 by the Appraisal Institute, defines Fee Simple Estate as: Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. We consider easements, but only to the extent that they are known to us. Appraisal of the fee simple means that an improved property is vacant and available to be put to its highest and best use. Carroll & Carroll 6 6617 Report Definition of Market Value DEFINITION OF MARKET VALUE In United States tax law, the definition of Fair Market Value is found in the United States Supreme Court decision in the Cartwright case: The fair market value is the price at which the property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or to sell and both having reasonable knowledge of relevant facts. United States v. Cartwright, 411 U. S. 546, 93 S. Ct. 1713, 1716-17, 36 L. Ed. 2d 528, 73-1 U.S. Tax Case. (CCH) 9[ 12,926 (1973) (quoting from U.S. Treasury regulations relating to Federal estate taxes, at 26 C.F.R. sec. 20.2031-1(b)). ASSUMED EXPOSURE TIME The reasonable exposure time is assumed to have already occurred as of the appraisal effective date. The assumed reasonable exposure time was between 6 and 9 months. Carroll & Carroll 7 6617 Area Anal AREA INFORMATION COLLIER COUNTY ANALYSIS An analysis of geography, transportation, population, employment, income, and education for Collier County is performed using data provided by Site to Do Business, Florida Office of Economic & Demographic, United States Department of Labor, all recognized source(s). Nal GEOGRAPHY ii NapL� . o r uar Gale _. -_... T h ....a _- I e r g 1 a d e AUlga[or AlM�las CilY—�_.. _ - AlOgylor:glley��—. Bd Flmlde StM,, r• l JMi0006ukP[- _. ry - .. o7tiheY -ulndlan C p' p r e s c N �- R¢serva�ian 'Villas Merl Lawcpl— N; e •(J�er TH ., malfil7' E—I -Ei:v T'.>n'Th— — rl swear o �T�� ,'NLII`EEcoinE:,l vn .. Bap Ter S— F. Uo pang Collier County is the most southerly county on Florida's west coast offering mainland coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With 2,025 square miles of land area, it is the largest county in Florida. About 63% of the land area is in public ownership, is set aside for environmental preservation, or is scheduled for public land acquisition. The region enjoys a climate that is classified as subtropical. Summers are relatively mild, and winters are usually frost free. A hard freeze is a rarity. The climate, especially in winter, is one that attracts and is enjoyable to most people. The geography of the area runs generally northwest and southeast as indicated by the trend of the coastline. Beaches extend from the northern county line south to Cape Romano and then, as the coastline trends further to the southeast, beaches give over to mangrove islands and swamps. Moving northeastward from the beaches, elevations increase very slowly. Most of the county is less than 15 feet above mean sea level. Although changes in elevation Carroll & Carroll 8 6617 Revort Area Anal are gradual, they are well defined by variations in vegetation. Much of the county is, or was once, wetland. The once plentiful marine resources are largely depleted, but still provide good sport fishing. Population centers include the coastal communities of Naples, Marco Island and Everglades/Chokoloskee. Immokalee, the single large interior community, is in north Collier County and is the agricultural center of the region. POPULATION "The social forces studied by appraisers primarily relate to population characteristics. The demographic composition of the population reveals the potential demand for real estate, which makes the proper analysis and interpretation of demographic trends important in an appraiser's analysis." The total population, it's composition by age and gender, and the rate of household formation and dissolution strongly influence real property values. (The Appraisal of Real Estate 141h Edition) 430,000 400,000 350,000 300,000 250,000 200,000 150,000 100,000 50,000 Cottier County Population 2000 2006 2010 2016 2020 2022 2027 FIorz" OjficrofEcortomic &DemograpT a ResoaTch fond £sri forecssfs 2d22 Collier County's population has continued to increase year after year. The population has increased only 0.1% as of 2022 from 2020. The population forecasts through 2027 calls for a continued steady growth cycle with an estimated 4.4% population growth from 2022 to 2027. Carroll & Carroll 9 6617 Report Area Analysis Collier County is a popular retirement destination. As of 2022, 55.9% of the County's residents are over the age of 45. The 2027 forecasts depict an aging community with 56.5% of the population 45 years of age or older. Population by Age 18% 1&% 14% 12% 10% 8% 6% 4% 2% 0% 0r4 5-9 1D-14 15.24 25.34 35-41 45-54 33-64 655-74 75.84 85, Age LI_S. Census Bureau, Census 2020 Summary File T. Emi farecasis far 2022 and 2027 02010 ■ 2020 ■ 2022 ■ 2027 EMPLOYMENT Collier County is a largely service based economy with 32.1% of the employees in the leisure, hospitality, education, and health service industries and 26% in professional, business, financial and other services. Trade, transportation, & utilities along with government jobs account for 36.4% of the County's employees. Industries such as natural resources/mining, construction, and manufacturing make up only 5.5% of the market. 2022 EMPLOYED BY INDUSTRY- COLLIER COUNTY Guverl Education Sere Mining & Manufacturing Professional& Leisure & Hopitality Business Services Services 4fqice of Economic & Dewgraphfc Research, urmAr.state fI.us •ade, Mtation & tilties s Carroll & Carroll 10 6617 Area Anal Top 10 Largest Employers SWFL-2022 Rank Company Employees 1 Lee Health 13595 2 Lee County School District 12936 3 Lee County Local Government 9038 4 Publix 8728 5 NCH Healthcare System 7017 6 Walmart 6516 7 Collier County School District 6422 8 Collier County Government 5000 9 Florida Gulf Coast University 3430 10 Arthrex, Inc 3000 Source: SOUTHWEST FLORIDA ECONOMIC DEVELOPMENT ALLIANCE NOTE: * DATA AS RECENT AS 2018 Q3; ** DATA AS RECENT AS 2017 The unemployment rate in Collier County exceeded the state average by a slight margin in the years 2015 and 2016. The unemployment rate then declined through 2020 as the economy improved and, until recently, Collier County's unemployment rates decreased more rapidly than the state. Unemployment Rate (County vas State) 2022 2020 2016 2015 2014 2013 2012 2011 2010 2009 0.0% 2.09b 4.0% 6.01% 8.0% 10.13% 12.0% 14.0% ■ Collier County ■ State of Florida Unifed StatesDeFartmenf of LaborlBureauofLabor SfatisituOLAUStatistics Map Carroll & Carroll 11 6617 Area Anal INCOME Collier County's per capita income and median household income levels are higher than state statistics. The most substantial difference between Collier County and the state is the large percentage difference in household incomes above $100,000 where Collier County exceeds the state by over 12%. Collier County's percentage household incomes ranging from $25,000 to $74,999 is slightly lower than the percentage of household incomes in the state, only mirroring that of the state at $75,000 to $99,000, and from there exceeding the percentage of the state. Income levels vary greatly within different areas of Collier County, and so will be discussed in greater detail in the Market Area descriptions. TRANSPORTATION The transportation system reflects local geography, population densities and the primary motivators of tourism, service industry employment, the construction industry, agriculture, and leisure activities. ROADS The earliest roads were coastal, extending from north to south in the early twentieth century with the first settlers. Principal among these is US-41, commonly referred to as the Tamiami Trail because it was built to connect Tampa and Miami. Where it passes through the coastal community US-41 is a four or six lane divided highway with landscaped medians, curb and gutter, streetlights and often with concrete sidewalks. The Trail is the principal coastal arterial and one that defines several important boundaries. Often there is a noticeable land value difference east and west of US-41 because the affluent coastal population prefers to shop and trade close to home. As the highway turns southeast from downtown Naples toward Miami the Trail defines the boundary of the coastal management zone which affects development densities and storm evacuation requirements. The eastern segment of US-41 is a designated national scenic highway popular with tourists, especially during the winter season as they seek adventure in the Everglades. A system of asphalt surfaced arterials, major collectors, minor collectors, and neighborhood streets extend into the urban area east and west from US-41. North -south arterials and major collectors are established about one mile apart. From west to east, these include Goodlette-Frank Road, Airport -Pulling Road, Livingston Road, Santa Barbara Boulevard and Collier Boulevard. The east -west grid is spaced about two miles apart; from north to south being Immokalee Road (CR-864), Vanderbilt Beach Road (CR-862), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), Radio Road (CR-856), Davis Boulevard (SR-84), and Rattlesnake Hammock Road (CR-864). Within the urban area all of these are at least 4 lane divided highways. East of Collier Boulevard the road system reflects the economies of scale of Golden Gate Estates subdivision (the Estates) where 102 square miles of rural subdivision is supported by a grid system of paved and unpaved 2 lane streets, with 2 and 4 lane asphalt surfaced Carroll & Carroll 12 6617 Revort Area Anal major collectors. Golden Gate Boulevard, a 4-lane divided road for five of its eleven miles east of CR-951, is the principal east -west collector. Everglades Boulevard (2 lane and asphalt surfaced) is the north -south major collector extending south from Immokalee Road 14 miles to the grade separation at I-75 where it continues into the Picayune Strand State Forest. Most of the neighborhood streets in Golden Gate Estates are asphalt. Collier County is planning to extend east -west collectors through the Estates along the alignment of Vanderbilt Beach Road and somewhere south of Golden Gate Boulevard. A north -south connection is also planned from the eastern terminus of White Boulevard (Pine Ridge Road) north to Golden Gate Boulevard. Interstate highway 75 (I-75) was extended from north to south through Collier County in the mid-1980s along a flood -proof route about five miles inland. Directly east of the City of Naples I-75 joins the original alignment of State Road 84 (Alligator Alley) connecting with Florida's east coast at Ft. Lauderdale. The coastal community I-75 interchanges are spaced three to four miles apart at Immokalee Road (CR-864), Pine Ridge Road (CR-896), Golden Gate Parkway (CR-886), and at Collier Boulevard/Davis Boulevard (CR-951/SR-84). Twenty- one miles east of the coastal community is an interchange at State Road 29; the last interchange in Collier County. Collier County and the FDOT continue to study the feasibility of an interchange at Everglades Boulevard. The advent of I-75 signaled a change in the relationship of Collier County to the rest of Florida and the United States. While US-41 was the only north -south arterial, Collier County was dominated by the conservative mid -western influences of seasonal residents and somewhat isolated from the larger urban areas of Florida. After the late 1980s, road access to Collier was made much more convenient to the northeast via connections with I-4 and I-95. This had the effect of broadening Collier's market exposure and it stimulated growth. The extension of I-75 south into Dade County promoted better access for European tourists and made Collier County transient lodging attractive for east coast weekenders. Strategic connections exist where Collier Boulevard and CR-92 extend south and west from US-41 providing access to the City of Marco Island from the greater Naples area and from Florida's east coast, respectively. State Road 29 connects the southwest Florida agricultural center of Immokalee with points north, with the Naples coastal community via CR-846, with the Ft. Myers coastal community via SR-82, and with US-41 at Everglades City which is the western gateway to Everglades National Park and the 10,000 Islands region of Collier's southwest coast. The road transportation system is well planned, well maintained, and operating at acceptable capacity. Ambitious road construction projects undertaken in anticipation of growth projections and funded by impact fees have caught up with development. The road system reflects Collier's position at the southerly limit of development on Florida's west coast. Carroll & Carroll 13 6617 Area Anal MASS TRANSIT Collier Area Transit (CAT), operated by Collier County Alternative Transportation Modes Department, provides inexpensive alternative transportation throughout the county linking major employment centers of Naples with Marco Island and Immokalee. There are several circulation routes with stops at the County government complex, hospitals, and major shopping establishments. The system accommodates bicycle transport and personal items. The same County department administers the Collier Area Para Transit system which provides subsidized transportation services for the disabled and economically disadvantaged. This is a successful and growing system that connects people with jobs, essential services, and shopping while reducing transportation costs and road congestion. AIRPORTS Collier County is supported by a system of five public airports. Southwest Florida International Airport (RSW) is located in Lee County 25 miles north of Naples; a 45-minute drive via I-75 from the Collier center of population. This facility serves the five county southwest Florida regions offering domestic and international air carrier service. It is modern, convenient, and has planned expansion to keep up with regional growth. Naples Municipal Airport (APF) owned by the City of Naples and operated by the independently constituted Naples Airport Authority which derives its revenue principally from fuel sales. This small airport (about 1 sq. mi.) is located one mile east of downtown Naples. It serves the coastal community and is especially convenient to affluent residents who own private aircraft, to the corporate convention business of the large beachfront hotels, and to essential services like mosquito control, Emergency Medical Services (EMS), the Sheriff's office, and private air ambulance services. The two paved runways (5/23 @ 5,290' and 14/32 @ 5,000') will support jets including the G4 and Challenger series. Naples airport is tower controlled and fully certified for commercial operations and is home to several aircraft charter services and flight training schools. In 2005, Naples Municipal Airport accommodated 163,434 aircraft operations, a record high. Annual operations decreased by nearly 50% from 2005 to 2011. The total operations for 2020 were 104,479, which is a 5.2% increase from the previous year. Due to its downtown location, Naples airport has restricted operations of the noisiest jet aircraft and is at the leading edge of noise abatement measures. The Collier County Airport Authority owns and operates airports at Marco Island, in Everglades City, and at Immokalee. These are primarily funded through fuel sales and hangar leases. Marco Island Airport (MKY) is a very small (64.47 acres) general aviation facility on the mainland four miles northeast of Marco Island. The single paved runway (17/35 @ 5,000') will support light jet traffic. Hanger and ramp space is very limited. Fuel is Carroll & Carroll 14 6617 Revort Area Anal available. This airport is convenient to Marco Island residents and to the corporate convention business of the Island hotels. Immokalee Regional Airport (IMM) is one mile east of Immokalee and 35 miles by road northeast of Naples. This 2 square mile airport has two paved 5,000-foot runways (18/36 and 09/27) a third diagonal runway is now used as a weekend drag racing strip. The airport is in the Florida Rural Enterprise Zone and a HUB Empowerment Zone. A 60-acre zone in and around the airport is a designated Foreign Trade Zone. To date, the economic potential of this airport is largely unrealized. However, the field is active as a training destination for coastal -based flight schools, it hosts aerial firefighting and crop -dusting operations, and it bases numerous private aircraft. The Everglades Airpark (X01) is a light duty general aviation facility of 29.14 acres that is within walking distance of downtown Everglades City. The single paved strip (15/33 @ 2,400') supports itinerant coastal traffic and half a dozen -based aircraft. Fuel, a comfortable pilot center and bicycles are available. The aviation community Is well supported. The greater Naples area is the beneficiary of the winter season influx of corporate executives and affluent individuals who can afford luxury private jet travel. MARINE TRANSPORTATION There is no deep -water port and no commercial marine activity other than that associated with commercial fishing, charter sport fishing, and the marine towing services that support the pleasure boat industry. The controlling depth to the municipal dock in Naples Bay is six feet at mean low water. The US Coast Guard maintains a dredged and well -marked intracoastal waterway from the head of Naples Bay to Coon Key southeast of Marco Island. Local geography requires vessels northbound from Naples to transit 30 miles of the Gulf of Mexico before returning to the sheltered intracoastal system at Sanibel Island. According to the Marine Industries Association of Collier County, as of early 2018 there were 57,685 registered vessels in Southwest Florida. In 2022, Florida registered over 1 million recreational boats. Seasonally, excursions from Marco Island to Key West and from Ft. Myers Beach to Key West are scheduled daily. EDUCATION The Collier County School District provides public education to about 47,000 students encompassing grades K-12 and employs almost 7,000 people of which 3,200 are teachers. The district has 51 public schools consisting of 31 elementary, 10 middle, 8 high schools, one K-12 (Everglades City School), and 1 virtual school. There are also 12 alternative school programs and two technical colleges, Lorenzo Walker Technical College, and Immokalee Technical College, which offer short term and long-term training to adults and high school students. Between 2015 and 2020, the school district had an overall population growth of more than 6,000 students but recently student population growth has leveled off and slightly Carroll & Carroll 15 6617 Revort Area Anal decreased. The student population is a diverse culture. 55% of students live in homes where English is not the first language. Students come from 76 different countries of origin and speak 104 different languages. Collier County School District continues to receive an "A" grade by the State of Florida Department of Education. The district and all schools are accredited by the Southern Association of Colleges and Schools Council. Collier County is the leader in Florida in educational technology. It is also a leader in advanced educational programs, offering dual enrollment and Advance Placement courses, Cambridge Advanced International Certificate of Education and Laureate diplomas. Career training is available through 32 career academies. In addition to the public -school system, there are numerous private schools throughout the county. Approximately, 16% of all K-12 students in Collier County are educated in private schools. Collier County is also home to several colleges and accredited universities. Three colleges have campuses in Collier County: Ave Maria University, Keiser University and Florida Southwestern State College (formerly Edison Community College). Ave Maria University is a private catholic university that offers both undergraduate and graduate programs including a law school has around 1,245 students. Keiser University is a private university that offers both undergraduate and graduate programs to over 17,990 students throughout 20 campuses in Florida and an online learning program. Florida Southwestern State College with campuses in Naples, Punta Gorda, and Ft. Myers, offers both two-year and four-year degree programs for 14,714 students. Formerly located in Naples, now in Fort Myers, Hodges University is a private four-year college that offers bachelor's and master's degrees in 20 disciplines for around 1,676 students. Nearby Florida Gulf Coast University (located in southern Lee County) is one of the state's fastest growing institutions and home to over 16,000 students. CONCLUSION At the southerly limit of urban development on Florida's west coast, Collier County offers the climate, natural resources, and sporting opportunities to support a superb retirement community. The quality of infrastructure, schools, and social services is what one would expect of such an area. We are experiencing a surge in new development projected to take us through the next several years. In the long term, the attractions of the climate and location, and the stability of fixed -account affluence promise continuing prosperity although probably without the strong emphasis on new development. Carroll & Carroll 16 6617 Report MARKET AREA Market Area Market Area is defined as: "The geographic region from which a majority of demand comes and in which the majority of competition is located." (The Dictionary of Real Estate Appraisal Th Edition) "A market area is defined in terms of the market for a specific category of real estate and thus is the area in which alternative, similar properties effectively compete with the subject property in the minds of probable, potential purchasers and users." (The Appraisal of Real Estate 151h Edition) A market area includes those surrounding land uses which impact the value of a property and it can encompass one or more neighborhoods or districts. An appraiser focuses on the market area in analyzing subject property value influences. BOUNDARIES The subject property is located within the Golden Gate area of Collier County. For appraisal purposes, the Golden Gate or market area boundaries are shown below: Immakalee LArry Kiker Presarwe OR RIM Pon r aht 1-iiinu4,;,in R.ii Bonita Ave Marla Spr6ngs s Naples Park r - North Naples Vlrh@ r& Gal-dan Data F'I�rida Naf' W1 NaP baS East Naples Carroll & Carroll 17 6617 Market Area Introduction The portion of Golden Gate within this market area is approximately 157 square miles in size. Three separate land uses are worth noting. Golden Gate City, which is not incorporated, is a 4-square mile development of high residential density consisting of both single-family and multifamily units. Commercial services for this market area are centralized here. The rural estates consist of approximately 116 square miles and is zoned for estate living. This low -density development serves a rural lifestyle desired by many in the area. A third area, Orange Blossom PUD located on Immokalee Road, is a 4-square mile residential subdivision with commercial support near the Immokalee Road and Randall Boulevard intersection. It is approximately 80% developed with primarily single-family units. Collier County Fairgrounds, a high school, middle school, and elementary school are located here. Demographics for Golden Gate City and rural estates will be discussed separately, where appropriate, Data for Orange Blossom PUD will be included in the rural estate's demographics. Environmental Influences This area is desired because of mild winter weather and rural lifestyle. Even though it is inland from the coast there is still easy access to miles of beaches. The Naples area is one of the very few in Florida that offers adequate public access to a mainland beach. The subtropical weather allows for year-round recreational opportunities. Boating, swimming, riding ATVs, and camping are popular activities. Bicycling, walking and jogging are supported by an extensive network of connected biking and walking paths. Multiple tennis and pickle ball courts are available, as well as fitness centers. Golden Gate is known for its clean environment and healthy lifestyle. Residents are drawn to the rural estates because of wooded lots, native vegetation and abundance of wildlife. Agriculture uses are permitted; therefore, equestrian activities are common throughout the estates. Golden Gate City is an urban area served by county parks and a biking/walking path network. Governmental Influences This market area, including Golden Gate City, is governed by Collier County Board of County Commissioners which serves as chief legislative body and five constitutional officers: sheriff, clerk of courts, tax collector, supervisor of elections, and property appraiser. County government is managed by a strong county manager structure. Collier County provides services which range from average to high quality. However, Collier County is known for being a difficult county for building and development. The tax burden in Collier County is lower than the national average. Carroll & Carroll 18 6617 Report Market Area County government has zoning, and comprehensive plan ordinances designed to protect the character and values of property; to protect and enhance economic development; and to maintain and enhance the attractive nature of the area. Public services include fire protection, solid waste disposal, potable water, sanitary sewer service and storm water drainage. In some areas of Golden Gate Estates where sanitary sewer is not available, septic systems are permitted. Public/private companies proved adequate services for electricity, cable, and internet. Community support facilities such as schools, parks, churches, shopping, and places of employment are all located within this market area. Collier County Sheriff Department provides a full range of services for Collier County. According to the 2022 statistics listed by the Collier County Sheriff's Office, Collier County has one of the lowest crime rates in Florida. The county averages are representative of conditions in the Golden Gate area. This market area is served by several arterial roadways. All are six -lane divided highways with landscaped medians. Improvements include street lighting and concrete curb and gutter. North -south arterial roadways include Santa Barbara Boulevard which connects Rattlesnake Hammock Road to Immokalee Road and Collier Boulevard (SR-951) which is a major arterial linking Marco Island in south Collier County with Immokalee Road near the north county line. Development along Collier Boulevard is a mixture of single/multi-family residential, office, light industrial, institutional, and retail. The Collier Boulevard thoroughfare anchors a grid of arterial roads spaced about 2 miles apart, that serve the greater Naples coastal community which lies to the west and has direct access to I-75. East -west arterials include Golden Gate Parkway, Pine Ridge Road, and Immokalee Road. Each one provides direct access to Interstate I-75. Development along Pine Ridge Road is mainly developed with single family homes and institutional uses. Golden Gate Parkway and Immokalee Roads have a mixture of single/multi-family residential, office, industrial, institutional, and retail uses. Another east -west arterial is Vanderbilt Beach Road which is a direct connection between the Golden Gate area and the Naples beaches. Construction has begun on the Vanderbilt Beach Road Extension, which will be extended to Wilson Boulevard. Interstate I-75, which connects Collier County to both North Florida and Florida's east coast, serves this entire market area and access is provided by three interchanges. The arterial road system is laid out in a grid pattern that provides adequate traffic flow to all areas of the county. Commercial development exists at every major intersection; but the intersections are designed with proper turns lanes and signaling to provide for adequate Carroll & Carroll 19 6617 Report Market Area traffic movement. The road network easily handles traffic demand in the off-season, May through December. Traffic more than doubles in January, February, March and April because of seasonal residents and tourists. Even with exceptionally heavy traffic, the road network usually handles peak traffic demand without major delays. The rural estates are served by a grid of residential streets and collector roads. The residential streets, which are two-lane roads with open swales, are located every quarter mile. Most these roads are paved; however, some residential streets located along the eastern edge of this market area have yet to be improved. The residential streets feed into collector roads, which connect to the major arterial highway system. The collector roads include Santa Barbara Boulevard, Golden Gate Boulevard, Wilson Boulevard, Everglades Boulevard, Randall Boulevard and Oil Well Road. They are four to six -lanes in the more populated areas, transitioning to two -lanes in the eastern section of this market area. Public transportation is provided by a county transit bus service. Naples Municipal Airport is located outside the market area but is easily accessed by any resident of the area. The airport is City owned but operated by the independent Naples Airport Authority. It serves private and commercial aviation, as well as aviation related activities. It supports government services, such as, Mosquito Control District and Collier County Sheriff's aviation unit. Located within the market area is the Paradise Sports Complex developed by Collier County. The 60+ acre site is designed with 19 fields to accommodate football, soccer, field hockey, lacrosse, baseball, and others. There is a 13-acre lake with a beachfront, food -truck area, a market space, a large lawn, a championship stadium with seating capacity for 3,500 and an indoor fieldhouse. The total budget for the project was approximately $80 million dollars. Adjacent to the Paradise Sports Complex will be the proposed Great Wolf Lodge South Florida which is projected to be completed in the spring/summer of 2024. The hotel is situated on 20 acres and will feature 500 family -friendly suites and an expansive 100,000- square-foot indoor water park. Social Influences Golden Gate City is a diverse community of entry level housing. Residents like the small town feel and consider it a safe place to raise a family. Residential is approximately 95% built out. Rural estates are attractive for their quiet country living while being in close proximity to all that the coastal community has to offer. Build out varies in the rural estates from 95% in the western portion of the market area to 40% or less in the southeastern location. Per US Census Bureau forecasts, the 2022 population is 78,769 with a projected growth to 81,893 (0.78% annual growth) by 2027. This area experiences a lower seasonal population increase during the winter months than other areas of Collier County. Carroll & Carroll 20 6617 Report Market Area The median age is 36.7 with 73.7% of the population being 54 and younger. The median household income is $83,679.25.6% have a bachelor's or professional degree and 24.7% have some college education. There is an average degree of community involvement through civic organizations, neighborhood groups, social service organizations and political committees. The Naples cost of living is 11.9% higher than the average cost of living in the United States. Conversely, Florida has a cost of living that is 1% higher than the US average. Of the 25 locations included in the Economic Policy Institute's dataset for Florida, Naples -Marco Island is the 21st most expensive. In Naples, housing is the category with the highest index (21% above national average), while taxes are the category with the lowest index (15% below national average). (Ref. Careertrends.com; cost of living analysis). Golden Gate has some of the highest density of affordable housing units in Collier County, but because of the high cost of living, home values can still be out of reach for many moving into Collier County. One of the main driving forces impacting growth in this area is the quality of schools. This market area has 15 public schools: two high schools, three middle schools, nine elementary schools, and three Charter schools. In addition to the public school system, there are three, faith -based private schools. Economic Influences The population increased 20.07% over the last 12 years or 1,097 people per year. The population is forecasted to increase an additional 3.97% over the next five years for an average of 625 people per year. This trend is consistent with the past twenty years and should continue into the near future as buildout continues along the eastern edge of this market area. The residential population is dominated by working class and young professional residents. Comparatively, incomes within this market area are less than the county average. Development trends: Residential This market area provides a large range in home values from entry level housing to million - dollar estates and is the greatest source of vacant residential lots in the county. Values in Golden Gate City should remain consistent subject only to general market trends. Values in the eastern rural estates will increase as buildout in the units closest to the coast continues. The average home value in the market area is $384,105 which is considerably lower than the County's average home value of $567,449. The total number of households in the market area is 27,440, of which, 69.9% are owner occupied, 22.8% renter occupied and 7.3% vacant. Vacancy includes seasonal rentals. Carroll & Carroll 21 6617 Market Area *esri- Golden Gate/Golden Gate Estates Area: 156.97 square miles Prepared by Esri Summary Census 2010 Census 2020 2022 2027 Population 65,603 76,814 78,769 81,893 Households 20,686 24,657 25,445 26,657 Families 16,441 - 20,032 20,963 Average Household Size 3.17 3.11 3.09 3.07 Owner Occupied Housing Units 14,627 - 19,181 20,466 Renter Occupied Housing Units 6,059 6,263 6,191 Median Age 34.6 36.7 37.6 Trends: 2022-2027 Annual Rate Area State National Population 0.781/a 0.61% 0.25% Households 0.930/a 0.62% 0.31% Families 0.91% 0.59% 0.28% Owner HHs 1.31% 0.83% 0.53% Median Household Income 4.189/a 3.75% 3.12% 2022 2027 Households by Income Number Percent Number Percent <$15,000 1,229 4.8% 876 3.3% $15,000 - $24,999 1,119 4.4% 796 3.0% $25,000 - $34,999 1,659 6.5% 1,379 5.2% $35,000 - $49,999 2,554 10.0% 2,230 8.4% $50,000 - $74,999 4,619 18.2% 3,658 13.7% $75,000 - $99,999 3,703 14.6% 3,584 13.4% $100,000 - $149,999 6,388 25.1% 8,322 31.2% $150,000 - $199,999 2,305 9.1% 3,406 12.8% $200,000+ 1,868 7.3% 2,406 9.0% Median Household Income $83,679 $102,713 Average Household Income $105,424 $124,226 Per Capita Income $34,223 $40,693 Census 2010 2022 2027 Population by Age Number Percent Number Percent Number Percent 0-4 4,921 7.5cl 5,074 6.4% 5,291 6.5% 5-9 4,949 7.59/a 5,351 6.8% 5,439 6.6% 10 - 14 5,294 8.1% 5,676 7.2% 5,878 7.2% 15 - 19 5,138 7.8% 5,111 6.5% 5,259 6.4% 20 - 24 4,232 6.5% 4,786 6.1% 4,442 5.4% 25 - 34 8,632 13.2% 11,602 14.7% 11,344 13.9% 35 - 44 10,262 15.6% 10,244 13.0% 11,793 14.4% 45 - 54 10,417 15.9% 10,264 13.0% 9,656 11.8% 55 - 64 6,320 9.6% 10,205 13.0% 10,092 12.3% 65 - 74 3,487 5.3% 6,659 8.5% 7,925 9.7% 75 - 84 1,597 2.4% 3,086 3.9% 3,837 4.7% 85+ 355 0.51/a 714 0.9% 937 1.1% Census 2010 Census 2020 2022 2027 Race and Ethnicity Number Percent Number Percent Number Percent Number Percent White Alone 51,980 79.2% 38,769 50.50/b 38,671 49.1% 37,370 45.69/a Black Alone 6,041 9.2% 6,545 8.5% 6,536 8.3% 6,541 8.0% American Indian Alone 327 0.50/0 601 0.8% 639 0.8% 697 0.9% Asian Alone 721 1.1% 927 1.2% 963 1.2% 1,019 1.2% Pacific Islander Alone 11 0.0% 17 0.0% 17 0.0% 17 0.0% Some Other Race Alone 4,681 7.1% 10,218 13.30/a 10,532 13.4% 11,498 14.0% Two or More Races 1,843 2.8% 19,737 25.70% 21,411 27.2% 24,751 30.2% Hispanic Origin (Any Race) 27,517 41.9% 35,803 46.60/a 37,456 47.6% 40,417 49.4% Data Note: Income is expressed in current dollars. Source: Esri forecasts for 2022 and 2027. U.S. Census Bureau 2010 decennial Census data converted by Esri into 2020 geography. April 27, 2023 -c-2023 Esri f Carroll & Carroll 22 6617 Report Market Area • esri® Demographic and Golden Gate/Golden Gate Estates Area: 156.97 square miles Trends 2022-2027 4 c 3.5 v a) g v n c 2.5 w 2- �o 1.5 To 1 Q 0.5- ' 0 Population Population by Age 14 12 10 C (U $ u L a 6- 4- 2- 0-1 Households Families Owner HHs Median HH Income 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+ 2022 Household Income 2022 Population by Race $35K-$49K $50K - $74K 45 18.2% $25K - $34K 40 6 $15K-$24K 355 4.4% <$15K y 30 4.8% chi 25 $75K - $99K `� 20 14.6% $200K+ 7.3% 15 10 $150K - $199K 9.1% 5 $100K-$149K 0 25.1% White Black Am. Ind. Asian Pacific Other Two+ 2022 Percent Hispanic Origin:47.6% Prepared by Esri ■ Area ■ State ■ USA 2022 ■ 2027 Source: Esri forecasts for 2022 and 2027. U.S. Census Bureau 2010 decennial Census data converted by Esri into 2020 geography. 2023 Esri April 27, 2023 Page 2 of 2 Carroll & Carroll 23 6617 Report Market Area Commercial Commercial development can be categorized into four different groups. Primary commercial is in Golden Gate City. Second group is newer construction at the arterial road intersections. Third is neighborhood commercial within the rural estates. Fourth is the industrial commerce park near Collier Boulevard and the I-75 interchange. Golden Gate City is the commercial center serving this market area. Santa Barbara Boulevard, north of Golden Gate Parkway, has a mixture of multi -family residential and commercial along the east side of the road. Commercial consists of older single story, single user buildings and 4 to 8 unit retail plazas. Businesses include daycare/ preschools, neighborhood food mart and gas stations, construction company offices, barber shops and beauty salons and small restaurants. Golden Gate Parkway has a mixture of multi -family and commercial development along both sides of the roadway. Newer commercial consists of CVS and Walgreens, carwashes, bank branches and national fast food restaurants. There are three older shopping centers, anchored by Winn Dixie and by Ace Hardware. Single story commercial structures and strip centers house neighborhood businesses such as barber shops and beauty salons, florists and jewelers; veterinary services and family medical clinics; and small locally -run restaurants and food marts. Several businesses consist of automotive support such as gas stations, oil chance and car washes. Professional services are primarily located in executive suites located near Santa Barbara Boulevard. The Quality Inn Hotel & Golf Course located at the southwest corner of Golden Gate Parkway and Collier Boulevard was purchased by Collier County in 2019. A lease agreement was signed with BigShots Golf in May 2021 who planned to redevelop the 165 acres with a 12-hole public golf course and a BigShots entertainment facility. The project has still not yet broke ground. Commercial frontage along the west side of Collier Boulevard south of Green Boulevard is very similar to commercial along Golden Gate Parkway in building size, age and use. The exception is that there is a greater density of national food chains. The second -tier commercial properties, without major road frontage, are developed with single story warehouse -type structures housing service -oriented businesses. Newer commercial development is located along Collier Boulevard where it intersects Pine Ridge Road and Vanderbilt Beach Road. Each intersection has a shopping center anchored by either a Publix or Winn -Dixie supermarket. Out parcel development includes bank branches and gas station/convenience stores and national pharmacies. Commercial development in the rural estates is limited because residents have orchestrated an ongoing effort to prohibit commercial development in the residential areas. The only neighborhood commercial locations are at the intersection of Wilson Boulevard and Golden Carroll & Carroll 24 6617 Market Area Gate Boulevard, Everglades Boulevard and Golden Gate Boulevard, and at Randall Boulevard and Immokalee Road. The Randall Boulevard and Immokalee Road intersection is where the majority of commercial development is occurring. There is a Publix anchored shopping center on the east side of the road. Located along the western curve of Immokalee Road is approximately 50 acres that is current being developed and will be known as Randall at Orangetree. Upon completion, the development will include a 400-unit apartment complex and about 350,000 square feet of commercial space. Industrial Industrial/commercial developments are in the northeast quadrant of I-75 and Collier Boulevard interchange. White Lake Industrial Corp Park is one of Collier County's three primary industrial parks. The White Lake Industrial Park contains 144.4 acres and is approved for 7.80 acres of commercial and 77 acres of industrial. White Lake consists of newer, good quality flex and warehouse properties and it is home to some of the largest manufacturing facilities within the county. It is approximately 85-90% built -out. City Gate Commerce Center contains 288 acres zoned for 2,950,000 S.F. of commercial, light industry, office, warehouse and distribution. The site has over 3,000 feet of frontage on Collier Boulevard where a gas station, a 102 room Spring Hill Marriott Hotel and a 100 room Fairfield Inn Marriott have been constructed. The Paradise Sports Complex was also recently completed. A developer (Uline) recently completed the development of a 936,950- square-foot Distribution Center on approximately 102.68 acres of land within City Gate. There is also an Amazon Distribution Center near the corner of Davis and Collier Blvd. Medical None of Collier County's major medical facilities are located within this market area. The only major medical center/hospital servicing this area is the Physicians Regional Medical Center located along Pine Ridge Road, just east of Interstate 75. This is a 201-bed facility and is one of the county's four major medical centers. The hospital offers a 24-hour emergency department that provides a full range of traditional emergency services. An additional NCH emergency room facility was completed at the northeast corner of Collier Boulevard and Immokalee Road. This is a two-story 19 room, state of the art emergency room with additional medical space for practicing physicians. The facility was built to help service the rural estates and all the new residential units being constructed along Collier Boulevard and Immokalee Road. Physicians Regional recently completed a similar facility at the southeast corner to serve all the new residential development along Immokalee Road and the Golden Gates Estates community. Encompass Health Rehabilitation Hospital of Naples is a recently completed 50-bed rehabilitation hospital along Collier Boulevard, north of Vanderbilt Beach Road. Carroll & Carroll 25 6617 Report Market Area Golden Gate/Golder Gate Estates Prepared by Ill Area: 156.97 square miles Data for all businesses in area Total Businesses, 1,994 Total Employees: 10,885 Total Residential Population: 78,769 Employee7sidential Population Ratio (per 10D Residents) 14 Businesses Employees by SIC Codes Number Percent Number Percent Agnculture & Mining 116 5.8% 667 6,1% Construction 376 18.9% 1,569 14.4% Manufacturing 20 1.0% 266 2.4% Transportation 71 3.6% 273 2.5% communication 8 0.4% 57 0.5% Utility 3 0.2% 18 0.2% Wholesale Trade 44 2.2% 165 1.5% Retail Trade Summary 287 14,4% 2,022 18.6% Ham. Improvement 35 1.9% 145 13% General Merchandise Stores 11 0.5% 49 0.5% Food Stares 38 1.9% 503 4,6% Auto Dealers, Gas Stations, Auto ARermarket 20 1.0% 101 0.9 % Apparel & Accessory Stores 15 0.8% 44 0.4% Furniture & Home Fumishings 23 1.2% 96 0.9% Eating & Drinking Places 70 3-5% 694 6.4% Miscellaneous Retail 75 3.9% 389 3.6% Finance, Insurance, Real Estate Summary 139 7.0% 579 5.3% Banks, Savings & Lending Institutions 22 1.1% We 1,0% Securities Brokers 18 0.9% 66 0.6% Insurance Carriers & Agents 32 1.6 % 87 O.S% Real Estate, Holding, Other Investment O0ices 67 3.4% 317 2.9% Services Summary 692 34.7% 5,016 46.2% Hotels & Lodging 3 0.2% 28 0.3% Automotive Services 36 2.8% 112 1.0% Motion Pictures; &Amusements 46 2.3% 232 2,1% Health Services 59 3.0% 936 8.6% Legal Services 21 1.1% 160 1,5% Education Institutions & Libraries 37 1.9% t,709 15.7% Other Services 490 24.6% 1,839 16,9% Govemment 1S 0.8 % 223 2.0% Unclassified Establishments 221 11.1% 29 01 Totals 1,994 100.0% 10,8B5 100,0% Source: Copyright 2022 Data Axle, Inc. All rights reserved. Esn Total Residential Population forecasts far 2022. Data Nate: Data on the Rusin- Summary report is calculated using sari'. Data allocation method which uses rensus block groups to allocate husiness summary data to custom areas. April 27, 2023 I2_ _,i veu _ _ Carroll & Carroll 26 6617 Market Area *esri- Golden Gate/Goldpn Gate Estates Area: 156.97 square miles Prepared by Esri Businesses Employees by NAILS Codes Number Percent Number Percent Agriculture, Forestry, Fishing & Hunting 7 0A-A 17 0,2% Mining 2 0.1% 11 0.1 Utilities 0 0.0% 1 0,0%% Ccnstmdior 398 20A% 1,629 15.0% Manufacturing 29 1.5% 2.1 2,6% Wholesale Trade 40 2.0% 159 1.5% Retail Trade 204 10.2% 1,271 11,7% Motor Vehicle & Parts Dealers 18 0.9% 86 0.8% Furniture & Home Furnishings Stores 8 0.4% 22 0,2% Electronics & Appliance Stores 8 0.4% 56 0.5% Bldg Material & Garden Equipment & Supplies Dealers 35 1.8% 145 1,3% Food & Beverage Stores 34 1.7% 473 4.3% Health & Personal Care Stores 19 1.0% 280 2,6% Gasoline Stations 1 0.1% 15 0.1% Clothing & Clothing Accessories Stores 20 1.0% 54 0.5% Sport Goods, Hobby, Book, &Music Stores 5 0.3% 13 0,1% General Merchandise Stores 11 0.6% 49 0.5% Miscellaneous Store Retailers 24 1.2% 74 0.7% Nonstore Retailers 19 1.0% 5 0.0% hanspoltation & Warehousing 67 3.4% 235 2.2% Information 17 0.9% 95 0.9% Finance&Insurance 73 3.7% 267 2.5% Central Bank/Credit Intermediation & Related Activities 23 1 . 2 % 113 1,0% Securlties, Commodity Contracts & Other Flmnclal 18 0.9% 66 0.6% Insurance Carriers & Related Activities; Funds, Trusts & 32 1.6% 87 0.8% Real Estate, Rental & Leasing 67 3.4% 269 2.5% Professional, Scientific & Tech Services 171 8.6% 741 6.8% Legal Services 23 1.2% 164 1.5% Management of Companies & Enterprises 6 0.3% 66 0.6% Administrative & Support & Waste Management & Remedial,bn 205 10.3% 938 8.6% Educational Services 43 2.2% 1,717 15.8°% Health Care & Social Assistance 84 4.2% 1, 167 10. 7% Arts, Entertainment & Recreation 38 1.9% 229 2.1% Accommodation & Food Services 76 3.8% 745 6.8% Accommodation 3 0.2% 28 0,3% Food Services & Drinking Places 72 3.6% 717 6.6% Other Services (except Public Administration) 232 11.6% 790 7.3% Automotive Repair & Maintenance 25 1.3% 70 0.6% Public Administration 15 0.8% 223 2.0% Unclassified Establishments 221 11.1% 29 0,3% Total 1,994 100.0% 10,885 100.0% Source: Copyright 2022 Data Axle, Inc. All rights reserved. Esd Total Residential Population forecasts for 2022. pate Not.: Data on the Business Summary report Is calculated using !aril. Data .!bead- method which uses census block groups to allocate business summary data to custom areas. April 27, 2023 Construction, education, and retail trade dominate the market area business sector. MARKET AREA LIFE CYCLE Market areas often pass through a four -stage life cycle of growth, stability, decline, and revitalization. • Growth - A period during which the market area gains public favor and acceptance. • Stability - A period of equilibrium without marked gains or losses. • Decline - A period of diminishing demand • Revitalization - A period of renewal, redevelopment, modernization and increasing demand. Most of the real estate activity in Golden Gate reflects the growth cycle. The residential and commercial markets continue to be strong. The growth cycle is expected to continue into the near future. Because of the age of the structures, the western portion and the city center are just beginning to experience some revitalization. Carroll & Carroll 27 6617 Market Area CONCLUSION This continues to be one of the most affordable market areas in Collier County. The houses within the city center provide entry level housing and the rural area satisfies the desire for larger lot sizes and rural lifestyle. A well -designed road network provides easy access to jobs serving the coastal community; coastal beaches and water activities; entertainment endeavors; and commercial and medical services. This area appeals to a cross section of the population but primarily to working-class families. Development continues to push north and east where vacant lots still exist. Golden Gate will likely continue to enjoy a healthy growth while maintaining its affordability. Carroll & Carroll 28 6617 Report PROPERTY INFORMATION crew wPfffife Ua nagement Area Orangetree Heritage Bay Is. Walk Vineyards Golden Gate Berkshire _ Lakes # : 84 j m n`s U Picayune wl I Strand wNdWe Maples Management Area M2nar Lely Resort : dl DOYM1k r. S,)Itl! I Marco Marco Island +s+arrd CALUSA MLAND VILLAGE Picayune Strand State Forest Pro Ave Maria Fakahatchee Strand Preserve State Park 4, Information 71 PM 29 Carroll & Carroll 29 6617 Report Property Information Carroll & Carroll 30 6617 Report Propertv Information BCC Conservation Collier Property Summary Cycle 12 A Dr. Robert H. Gore III Preserve Multi -Parcel Project Conservation Collier Dr. Robert H. Gore III Preserve Status July 2023 T0 0.5 Co , er Coxxty `I Miles SITE DESCRIPTI(N — DR. ROBERT H. GO E III PRESERVE Summary Dr. Robert H. Gore III Preserve consists of a total of 268 parcels or a total of 600.5 acres. The parcels are located in southern Golden Gate Estates, between 361h Avenue SE and Interstate 75, and east and west of Desoto Boulevard South. Parcel ID#& O ers T*nre are a total of 147 parcels or just over 377 acres that Collier County is considering purchasing. A complete list of the parcels is included in the addendum of the report. Size The parcels range in size from 1.14 to 7.17 acres. Shape All the parcels are rectangular in shape. Access All parcels have legal and physical access along paved and non -paved roads. The parcels are accessible from Desoto Boulevard South, 361h Avenue SE, 38h Avenue SE, 40th Avenue SE, and 42nd Avenue SE. Topography The properties are generally level. Ground Cover The majority of the properties are covered in native and Carroll & Carroll 31 6617 Report Property Information exotic vegetation and have never been cleared. I was provided with a Conservation Collier Property Summary for Dr. Robert H. Gore III Preserve dated July 2023. The parcels are located within the Gore Target Protection Mailing area which connects with the Florida Panther National Wildlife Refuge to the east, Picayune Strand State Forest to the south across Interstate 75, and Fakahatchee State Strand Preserve to the southeast across Interstate 75. The parcels consist of a mixture of vegetative communities including cypress, cypress -mixed hardwoods, mixed wetland hardwoods, mixed scrub -shrub wetland, and pine flatwoods with most containine wetlands. Utilities Electricity, telephone and TV cable are available. The properties are serviced by well and septic. Carroll & Carroll 32 6617 Report Propertv Information ENVIRONMENTAL CONTA NA ION Observed Contamination None Noted Concerns None Environmental Assessment No Available Impact on Value None Disclaimer Unless otherwise stated in this report, the existence of hazardous substances or environmental conditions including but not limited to asbestos, polychlorinated biphenyls, petroleum leakage, agricultural chemicals, urea formaldehyde insulation, lead paint, toxic mold, et cetera, which might or might not be present in or on the property were not called to the attention of the appraiser. Such tests were not in the appraiser's required scope of work, the appraiser is not qualified to test for such substances and conditions and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any such conditions that might exist, or for the knowledge and expertise required to discover them. Carroll & Carroll 33 6617 Report Property Information NATURAL RESOURCE CONCERNS Condition of subject The majority of the properties are covered in native and exotic vegetation and have never been cleared. I was provided with a Conservation Collier Property Summary for Dr. Robert H. Gore III Preserve dated July 2023. The parcels consist of a mixture of vegetative communities including cypress, cypress -mixed hardwoods, mixed wetland hardwoods, mixed scrub -shrub wetland, and pine flatwoods with most containing wetlands. All plant and animal communities are of interest and concern. To a greater or lesser degree depending on the species and the quality of habitat they occupy, plants and animals inhabiting the property will invoke some level of scrutiny and will result in some cost during the permitting process. Natural Resource Audits Available Yes Impact on Value N/A Disclaimer Specialized natural resource audits were not in the appraiser's required scope of work, the appraiser is not qualified to conduct such audits and the appraiser is not qualified to render professional opinions in this specialty area. No responsibility is assumed for any extraordinary natural resource concerns, or for the knowledge and expertise re uired to discover them. Carroll & Carroll 34 0 W Q � O L O fn Q) C L cam_ n •C N N O O C7 �2 co N N o Fu ry E L L Q OL C � a o WU 0 c U. O cu t an O c C � O � U w U) w Q 2 o _ 6� 4 $P.f 000� gm` moaA amu u t c9 co m o w m i � .. uj LU a w v x a A e K l r CO co PM stt -. v `p �2 w Q;. � oil 2 CD O V -o 00111-� Lr) m 6617 Report Propertv Information FUTURE LA USE Ordinance or Plan Collier County Future Land Use Designation GGE- Golden Gate Estates Residential Estates Subdistrict Purpose of Designation The Estates Land Use Designation encompasses lands which are already subdivided into semi -rural residential parcels (2.25 acres as an average) essentially consisting of the Golden Gate Estates Subdivision. The area is identified as having potential for population growth far removed from supportive services and facilities. Expansion of the area shall be discouraged. Refer to the Golden Gate Area Master Plan for siting criteria and development standards for specific land uses. Under the Estates future land use designation there is no provision for a conditional use and therefore a conditional use approval requires an amendment to the GGAMP. Carroll & Carroll 36 6617 Property Information Q MAWS DESIGNATd1 AGIOc10.TMRA1 �N1&A�OL8IGNATw1 iIIXW Nblp6Tmc'T � R.euanaNm nan Wtlnunelu�g�pptp OVERlAY9AN09PFCML FEATIRES RURAL GOLDEN GATE ESTATES FUTURE LAND USE MAP l LEE COUNTY LINE y OR WE t9 O � PINE R GE RO GREEN BLVO DAIPS BLV0 O 0 0.5 f 2 3 Miles anwwiw wn R �R F N w N m 4 � m i W 1NTERSTATE75 INTERSTATE 75 RURAL HOIDEN GATE RRURE 9A110 USE MAP .-TED - 9EPTEMHER 31. ]010 AMENHEH -AARIL 3T, ]031 [Hatl. No. 3011-19) AMEn f_ No 2W, eil'sR1 AMex E_ a ° i31 sox Carroll & Carroll 37 6617 Report Propertv Information ZONING Ordinance or Land Development Collier County Code Zoning E- Estates Purpose or Intent of Zoning The subject is zoned "E" - Estates District. The purpose and intent of the Estates district is to provide lands for low density residential development in a semi -rural to rural environment. In addition, several conditional uses including churches, social and fraternal organizations, child care centers, private schools, and group care facilities are available under conditional use provisions. Permitted uses include single-family dwellings and Family Care Facilities, and public schools. Conditional uses permissible in the Estates district include churches and other places of worship, social and fraternal organizations, child and adult care centers, schools and group care facilities. These conditional uses are strictly regulated. Below are the development requirements as set forth in the Estate Zoning District: Minimum Lot Area: 98,010 square feet or 2.25 acres Minimum Lot Width: 150 feet Minimum Front Yard Setback: 75 feet minimum Minimum Side Yard Setback: 30 feet Minimum Rear Yard Setback: 75 feet Maximum Building Height: 30 feet Overlay District None. Carroll & Carroll 38 6617 Report Property Information Carroll & Carroll 39 6617 Report Highest and Best Use HIGHEST AND BEST USE DEFINITION The Dictionary of Real Estate Appraisal, 7" Edition, published 2022 by the Appraisal Institute, defines Highest and Best Use as: The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. METHOD There are four criteria that must be met in order for a use to be the highest and best use for a given property. The highest and best use must be: • Legally permissible. • Physically Possible. • Financially feasible. • Maximally productive. Ordinarily these criteria are considered sequentially, each step narrowing the range of alternative uses being considered. ANALYSIS SITE AS THOUGH VACANT Legally Permissible — All parcels are zoned E-Estates with a future land use of Residential Estates. The purpose and intent of the E-Estates district is to apply to an area of low -density single-family residences in a semi -rural environment and permits all necessary residential activities as well as the keeping of limited agricultural animals as specified in this division. Physically Possible: The sites are level and at or slightly below road grade and could be developed as a single-family home sites. The location, surrounding land uses, and the size of the properties suggest some type of single-family use. Due to the potential presence of wetlands on the sites, mitigation could be required to develop single-family residences on some of the properties. Financially Feasible: The financial feasibility of single-family residential development is good. The single-family residential market continues to be strong, especially new construction. Single-family residential development is financially feasible. Although it is not an economic use, acquisition of lands in the area by Collier County is encouraged for habitat preservation and conservation. Carroll & Carroll 40 6617 Report Highest and Best Use Maximally Productive: The maximally productive use is that the wetlands be mitigated, and the properties developed with single-family residences, or the properties be purchased for preservation, conservation, and restoration. CONSIDERATION OF APPROACHES Only the sales comparison approach is appropriate for these vacant parcels. Carroll & Carroll 41 6617 Report Sales Comparison Approach SALES CO ARISON APPRO H N IPA TIO In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally similar properties is used, and comparisons are made to demonstrate a probable price at which the subject property would sell if offered on the market. This approach is particularly strong when comparable sales data is plentiful and there is good conformity among properties in the neighborhood. Following is the procedure to be followed in developing this approach: Research the market to gather information on sales, listings, and offers to purchase properties similar to the subject. 2. Verify the information as to factual accuracy and arm's-length market considerations. 3. Identify relevant units of comparison and develop a comparative analysis for each unit. 4. Compare the subject with comparable sale properties using elements of comparison and adjust the sale price of each comparable appropriately. 5. Reconcile the various value indicators produced from the analysis of comparables into a single value indication or a range of values. The outline above is developed in detail on the following pages. Carroll & Carroll 42 6617 Report Sales Comparison Approach DR. ROBERT H. GORE III PRESERVE (1.14-2.73 ACRES) Collier County is interested in determining a per acre value for the various tiers for the Dr. Robert H. Gore III Preserve Area to assist them in acquiring parcels for the Conservation Collier land preservation program. The price per acre will be estimated for the various tiers for parcels ranging in size from 1.14 acres-2.73 acres, 2.74 acres-4.00 acres, and 4.01-7.17 acres. Tiers I. Up to 25% Wetlands II. 26-50% Wetlands III. 51-75% Wetlands IV. 76-100% Wetlands SALES DATA A search was made for sales of land comparable to the subject parcels. The intention was to find comparable sales in similar locations that offer similar functional utility. A total of 25 comparable sales were identified as the best available for analysis. Price per acre of gross land area was developed as the unit of comparison, since that is the unit best suited to the analysis, and the one most often utilized by local buyers, sellers, and brokers of land similar to the subject parcel. Comparable land sales grids are given on the following pages. Each comparable is identified by a number which will be used for reference throughout the report. Each comparable is identified on the location map immediately following this page. Carroll & Carroll 43 i /A 0 t--1 O O O O Cl 0 o O OD N o 0 0 0 0 o 11 '0 O O }+ p ti �' N CD w O O O O O't v G o a P. O w �°' .�: v ID o � N N N 14 N a) O R N rA 'y �' O y O A" ++ "'' W O F F L' aJ W z V M C4 Zi'%. U-) cA W W NcA CA i"N/. O O O O O 0 c .--i ' 'D o 0 0 0 0 o n CA p � oo O O v o �--! O m oo tl N OD O o�cD O ID O O O ao Pr cD p W � p, ar � 'o Ol oco ai w V5 0 ° C4 Ln x a) ow O 0 v o o� z R U o .-+ M 0 N z i" z to cA W W N u) a o cA i" u) z 0 0 0 o Clo 1p N o 0 0 0 0 0 o W CA a)0 o p O LIZ a O T N N O � W O O O O o Oo 0.i Ooo > W oo O W oo M aJ "� M 0 co u�N -n a a, a G ar Wit` b v G a r° ; v qw ° t, �° �0 3 �m W z U Ode Mzi"z UG] Cn W W NCn Cn a) W O O O O O O c O N c-I o 0 0 0 0 o n a) Ln o Ln ar 0 0 Ln p o Lrn N d� O `� Q O O O O O N .� �. o G o aJ P. > w L� '-' w L� Lp� d� � O M c 0 N U n v G o O p LL {c W - z V Oo Nzi"�z� T) W W C4 U) cA O O O O O Cl o N m o 0 0 0 0 o h ,G W 00 r" OO m N W O O O O O O IR N CA OJ CA O y M 0 O G ,n o G E}? Q.i rG y p M N va aJ i. 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W \ 10 C11 N 'wy 41 y 0 C, Lf)c Vc,C y O M R .2 v Wi ^ o w Z U O O Mzi"z(n T) W W CA CD U)i"crZ O O O O O O o n N o 0 0 0 0 0 O� O G 4 O N O �' W O O O O O o W C) r m 00 0 O U M N N .O Q NO' Q' t�C R N +'t Q W z U Odi co Zi'Z Cn W W N En "ZZ s, O O N U i. s• N � � v v Q" � � C,� N bb (1) co �z°zv`� W Z r0 �y F7 V W O N 0 Q' y W W •--� v iC z u 3 x z w � w ° z A� z a u x a w W u P.A W u z w0 o w H� C4 w � wA z O O Z. cn �z o U c a cn Az cn'a0 # ou UOwwZA�� aC7 �� dzzz AO ��j'z a:z Zug 90 �9 w 0 A Z A a °� A b c.u cC O�u 0 00 z x A ww En 19 u m w d w P. a uN mnm w 33 c7Z SO 0 Cd U U 6617 Report Sales Comparison Approach DISCUSSION OF ADJUSTMENTS Usually, comparable sale properties are not exactly like the subject property. If a typical buyer would perceive the difference to be significant, then adjustment(s) must be made to the comparable sales so that in the end each offers a realistic indication of value for the subject. Adjusting comparable sales is a two-step process. First, adjustments are made so that all of the comparable sales meet the standard of a "market" transaction as outlined in the definition of market value. Customarily, the first group of adjustments is made before the comparables are reduced to a common unit of comparison. Included at this stage are adjustments to bring historic sales current to the appraisal effective date. The second group of adjustments is made after an appropriate unit of comparison is chosen. These adjustments account for physical differences like location, physical characteristics and size. Sometimes adjustment is required for differences in the permitted land use (zoning) or in the availability of public service (infrastructure). When the adjustment process is complete, the unit value indications are reconciled and converted into an estimate of value for the subject. REAL PROPERTY RIGHTS CONVEYED This adjustment category is intended to account for the interest, benefits, and rights inherent in the ownership of real estate. This category reflects the impact on value caused by the fee simple versus the leased fee interest or the contract rent as opposed to market rent. • None of the comparable sales required adjustment in this category. CONDITIONS OF SALE This adjustment category is intended to account for a variety of factors that might affect the purchase price. • None of the comparable sales required adjustment in this category. BUILDING IMPROVEMENTS This category of adjustment is intended to account for the positive or negative contribution to value of building improvements included with the sale of the land. Buildings that made a positive contribution to the sale price require a negative adjustment. Buildings that were demolished and removed require a positive adjustment to account for demolition costs which are treated as part of the purchase price. • None of the comparable sales required adjustment in this category. Carroll & Carroll 47 6617 Report Sales Comparison Approach FIN G IN Adjustments in this category are intended to account for unusual terms of financing that are not considered equivalent to cash or conventional financing. • None of the comparable sales required adjustment in this category. MARKET CHAN GE This adjustment is intended to account for changes in value due to the ebb and flow of market forces over time. The comparables occurred between 2023 and 2024, which market conditions continue to improve. I analyzed recent paired sales in the submarket area which indicate positive market change. Land values continue to appreciate due to the demand for affordable residential land. The buyers include a mix of individuals who plan to build a home, investors, and speculative home builders. Giving consideration to all of the above, I applied a market change rate of 1.00% per month or 12.00% annually. LOCATION/ACCESS/EXPOSURE This category of adjustment reflects the impact on value caused by the advantages or disadvantages of a given location. Comparables 1, 2, 3, 4, 5, 6, 7, and 8 are all located north or west of the subject in superior locations, and each was adjusted downward 10%. UTILITIES/INFRASTRUCTURE This category of adjustment references the availability and adequacy of the road system, the public was distribution system and the public wastewater collection system of each comparable property as that compares with the same services available to the subject property. • None of the comparable sales required adjustment in this category. This category of adjustment accounts for differences in the potential land uses (Comprehensive Plan) or in the specific uses (Zoning) to which a property could be developed. Differences in value between the subject property and comparable sales might exist because their highest and best uses are different as a result of government regulation through zoning and land use controls. Carroll & Carroll 48 6617 Report Sales Comparison Approach • None of the comparables sales required adjustment in this category. SIZE/SHAPE This category of adjustment addresses the effect on the marketability of a given property, because its physical size/shape might limit the physical utility, or because the size and term of the financial investment required of an investor/speculator is such that the unit price is reduced. • None of the comparable sales required adjustment in this category. PHYSICAL CHARACTERISTICS This category of adjustment reflects the physical aspects of a property that impact its use for development. Physical characteristics included land elevation, soil conditions, drainage characteristics, threatened or endangered plant and animal species on the property and the extent and density of covering vegetation. • I was provided with a Conservation Collier Property Summary for Dr. Robert H. Gore III Preserve dated July 2023. The parcels consist of a mixture of vegetative communities including cypress, cypress -mixed hardwoods, mixed wetland hardwoods, mixed scrub - shrub wetland, and pine flatwoods with most containing wetlands. • I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and sellers to determine the wetlands associated with the Comparable sales. No adjustments were made for physical characteristics and instead the comparables were bracketed with some being superior, similar, and inferior. Carroll & Carroll 49 6617 Report Sales Comparison Approach RECAPITULATION OF DATA After making the adjustments discussed above, the comparable sales indicated the following unit values: UP TO 25% WETLANDS Comparables Price Per Gross Acre of Land Area 1 $48,005 2 $50,214 3 $54,158 The range of unit value indications is from $48,005 to $54,158 per acre with an average of $50,792 per acre and a median of $50,214 per acre. Based on the range, I concluded to a unit value of $50,000 per acre. Carroll & Carroll 50 6617 Report Sales Comparison Approach 26-50% WETLANDS Comparables Price Per Gross Acre of Land Area 4 $36,607 5 $30,727 6 $34,488 The range of unit value indications is from $30,727 to $36,607 per acre with an average of $33,941 per acre and a median of $34,488 per acre. Based on the range, I concluded to a unit value of $34,000 per acre. Carroll & Carroll 51 6617 Report Sales Comparison Approach 51-75% WETLANDS Comparables Price Per Gross Acre of Land Area 7 $30,587 8 $24,131 The range of unit value indications is from $24,131 to $30,587 per acre with an average of $27,359 per acre. Based on the range, I concluded to a unit value of $27,000 per acre. Carroll & Carroll 52 6617 Report Sales Comparison Approach 76-100% WETLANDS Comparables Price Per Gross Acre of Land Area 9 $18,444 10 $22,188 11 $20,874 12 $23,025 13 $19,433 The range of unit value indications is from $18,444 to $23,025 per acre with an average of $20,793 per acre and a median of $20,874 per acre. Based on the range, I concluded to a unit value of $21,000 per acre. FINAL ESTIMATE OF VALUE - DR. ROBERT H. GORE III PRESERVE (1.14-2.73 ACRES) The final indications of value on a per acre basis as of February 1, 2024 are presented below. Tier Amount of Wetlands I Up to 25% Wetlands II 26-50% Wetlands III 51-75% Wetlands IV 76-100% Wetlands Price Per Gross Acre $50,000 $34,000 $27,000 $21,000 Carroll & Carroll 53 6617 Report Sales Comparison Approach DR. ROBERT H. GORE III PRESERVE (2.74-7.17 ACRES) SALES DATA A search was made for sales of land comparable to the subject parcels. The intention was to find comparable sales in similar locations that offer similar functional utility. A total of 12 comparable sales were identified as the best available for analysis. Price per acre of gross land area was developed as the unit of comparison, since that is the unit best suited to the analysis, and the one most often utilized by local buyers, sellers, and brokers of land similar to the subject parcel. There are a limited number of parcels from 2.74 to 4.00 acres within the Dr. Robert H. Gore III Preserve and it appears there is not difference in unit price given the size differences. The larger parcels tend to sell for similar unit prices because they can be subdivided into two or more lots. Comparable land sales grids are given on the following pages. Each comparable is identified by a number which will be used for reference throughout the report. Each comparable is identified on the location map immediately following this page. 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US o Q) UO� qm v x o R cN m v o a : c w z U o� U)cq n ww ci n nrZZ O O O O O O o L '� Ln o 0 0 0 0 o M 0 0 O C s, C) D\ r cq C U) CD CD O O O 0 0 u U) di poi yi N r-i N 'd i1. qy 'C 0CD ¢, O N p CA W CD Gp In � u Itm V a)o ° � N X m l[] � o co m p v o v o w rn W ° v w z V o M z z !n U) N w w 04 U) c°\h U) rn z U x y U U O v N o W a) N bb w d x d �d v d � d cn ;d It o d X, z z z m z zNz z vz z �p �y F� V W O N p C' N w W N u z�C 3 M z z w z u x .wa Auw. w 0 o E. w >• F� .wu. w wu z w O w w o w �AZV Oa ] 8pl �w cn A w z �x ma0 z 9z V Az p O O A F. zWW�.a a up .AAA AO w w cam. F Z u Ln cw. az� °"z z Uddd cn� P. A A° A u z �FWH q w� a z z od �� uQuP�.VO wd 0uj O H O O N. U Co w 5 N. 5 0. C. .� .7 u N cn cn C. N 6617 Report Sales Comparison Approach DISCUSSION OF ADJUSTMENTS Usually, comparable sale properties are not exactly like the subject property. If a typical buyer would perceive the difference to be significant, then adjustment(s) must be made to the comparable sales so that in the end each offers a realistic indication of value for the subject. Adjusting comparable sales is a two-step process. First, adjustments are made so that all of the comparable sales meet the standard of a "market" transaction as outlined in the definition of market value. Customarily, the first group of adjustments is made before the comparables are reduced to a common unit of comparison. Included at this stage are adjustments to bring historic sales current to the appraisal effective date. The second group of adjustments is made after an appropriate unit of comparison is chosen. These adjustments account for physical differences like location, physical characteristics and size. Sometimes adjustment is required for differences in the permitted land use (zoning) or in the availability of public service (infrastructure). When the adjustment process is complete, the unit value indications are reconciled and converted into an estimate of value for the subject. REAL PROPERTY RIGHTS CONVEYED This adjustment category is intended to account for the interest, benefits, and rights inherent in the ownership of real estate. This category reflects the impact on value caused by the fee simple versus the leased fee interest or the contract rent as opposed to market rent. • None of the comparable sales required adjustment in this category. CONDITIONS OF SALE This adjustment category is intended to account for a variety of factors that might affect the purchase price. • None of the comparable sales required adjustment in this category. BUILDING IMPROVEMENTS This category of adjustment is intended to account for the positive or negative contribution to value of building improvements included with the sale of the land. Buildings that made a positive contribution to the sale price require a negative adjustment. Buildings that were demolished and removed require a positive adjustment to account for demolition costs which are treated as part of the purchase price. • None of the comparable sales required adjustment in this category. Carroll & Carroll 58 6617 Report Sales Comparison Approach FIN G IN Adjustments in this category are intended to account for unusual terms of financing that are not considered equivalent to cash or conventional financing. • None of the comparable sales required adjustment in this category. MARKET CHAN GE This adjustment is intended to account for changes in value due to the ebb and flow of market forces over time. The comparables occurred between 2022 and 2024, which market conditions continue to improve. I analyzed recent paired sales in the submarket area which indicate positive market change. Land values continue to appreciate due to the demand for affordable residential land. The buyers include a mix of individuals who plan to build a home, investors, and speculative home builders. Giving consideration to all of the above, I applied a market change rate of 1.00% per month or 12.00% annually. LOCATION/ACCESS/EXPOSURE This category of adjustment reflects the impact on value caused by the advantages or disadvantages of a given location. Comparables 14, 15, 16, and 18 are all located north or west of the subject in superior locations, and each was adjusted downward 10%. Comparable 14 also has canal frontage and was adjusted downward an additional 15%. UTILITIES/INFRASTRUCTURE This category of adjustment references the availability and adequacy of the road system, the public was distribution system and the public wastewater collection system of each comparable property as that compares with the same services available to the subject property. • None of the comparable sales required adjustment in this category. COMPREHENSIVE PLAN LAN USE This category of adjustment accounts for differences in the potential land uses (Comprehensive Plan) or in the specific uses (Zoning) to which a property could be developed. Differences in value between the subject property and comparable sales might Carroll & Carroll 59 6617 Report Sales Comparison Approach exist because their highest and best uses are different as a result of government regulation through zoning and land use controls. • None of the comparables sales required adjustment in this category. SIZE/SHAPE This category of adjustment addresses the effect on the marketability of a given property, because its physical size/shape might limit the physical utility, or because the size and term of the financial investment required of an investor/speculator is such that the unit price is reduced. • None of the comparable sales required adjustment in this category. PHYSICAL CHARACTERISTICS This category of adjustment reflects the physical aspects of a property that impact its use for development. Physical characteristics included land elevation, soil conditions, drainage characteristics, threatened or endangered plant and animal species on the property and the extent and density of covering vegetation. • I was provided with a Conservation Collier Property Summary for Dr. Robert H. Gore III Preserve dated July 2023. The parcels consist of a mixture of vegetative communities including cypress, cypress -mixed hardwoods, mixed wetland hardwoods, mixed scrub - shrub wetland, and pine flatwoods with most containing wetlands. • I analyzed aerials, reviewed the listing history, and interviewed brokers, buyers and sellers to determine the wetlands associated with the Comparable sales. No adjustments were made for physical characteristics and instead the comparables were bracketed with some being superior, similar, and inferior. Carroll & Carroll 60 6617 Report Sales Comparison Approach RECAPITULATION OF DATA After making the adjustments discussed above, the comparable sales indicated the following unit values: UP TO 25% WETLANDS Comparables Price Per Gross Acre of Land Area 14 $38,684 15 $39,929 The range of unit value indications is from $38,684 to $39,929 per acre with an average of $39,306 per acre. Based on the range, I concluded to a unit value of $39,000 per acre. Carroll & Carroll 61 6617 Report Sales Comparison Approach 26-50% WETLANDS Comparables Price Per Gross Acre of Land Area 16 $31,460 17 $25,106 The range of unit value indications is from $25,106 to $31,460 per acre with an average of $28,283 per acre. Comparable 16 is a more recent sale and was given more consideration. Based on the range, I concluded to a unit value of $30,000 per acre. Carroll & Carroll 62 6617 Report Sales Comparison Approach 51-75% WETLANDS Comparables Price Per Gross Acre of Land Area 18 $22,970 19 $28,293 The range of unit value indications is from $22,970 to $28,293 per acre with an average of $25,631 per acre. Based on the range, I concluded to a unit value of $25,500 per acre. Carroll & Carroll 63 6617 Report Sales Comparison Approach 76-100% WETLANDS Comparables Price Per Gross Acre of Land Area 20 $22,055 21 $19,923 22 $23,000 23 $16,961 24 $13,637 25 $18,038 The range of unit value indications is from $13,637 to $23,000 per acre with an average of $18,936 per acre and a median of $18,891 per acre. Comparable 24 is a low indicator due to its location along a non -paved road. Based on the range, I concluded to a unit value of $20,000 per acre. FINAL ESTIMATE OF VALUE — DR. ROBERT H. GORE III PRESERVE (2.74-7.17 ACRES) The final indications of value on a per acre basis as of February 1, 2024 are presented below. Tier Amount of Wetlands I Up to 25% Wetlands II 26-50% Wetlands III 51-75% Wetlands IV 76-100% Wetlands CARROLL & CARROLL Timothy W. Sunyog, MAI Cert Gen RZ3288 Price Per Gross Acre $39,000 $30,000 $25,500 $20,000 Carroll & Carroll 64 6617 Report Addenda ADDENDA (In Order of Appearance) Page Topic Count Page(s) Page(s) Assumptions and Limiting Conditions............................................................................ 2 ParcelList.............................................................................................................................. 3 Qualificationsof Appraiser................................................................................................ 2 Carroll & Carroll 6617 Addenda ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser appearing in this report is subject to the following assumptions and limiting conditions. ACCEPTANCE OF AND/OR USE OF THIS APPRAISAL REPORT CONSTITUTES ACCEPTANCE OF ALL GENERAL AND EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS. None None EXTRAORDINARY ASSUMPTIONS AND LIMITING CONDITIONS HYPOTHETICAL CONDITIONS GENERAL ASSUMPTIONS AND LIMITING CONDITIONS 1. No responsibility is assumed for the legal description or for matters including legal or title considerations. Title to the property is assumed to be good and marketable. 2. The property is appraised free and clear of liens and encumbrances. 3. Responsible ownership and competent property management are assumed. 4. The information furnished by others is assumed to be true, correct and reliable. A reasonable effort was made to verify such information, but the appraiser bears no responsibility for its accuracy. 5. All engineering is assumed to be correct. The plot plans and illustrative material is included only to assist the reader in visualizing the property. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that might be required to discover them. 7. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws. Carroll & Carroll 6617 Addenda 8. It is assumed that the property is either in compliance with, or is "grandfathered" or "bested" under, all applicable zoning, use regulations and restrictions. 9. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been, or can be, obtained or renewed for any use on which the value estimate is based. 10. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described, and that there is no encroachment or trespass. 11. It is assumed that the subject site and improvements are not contaminated by any hazardous material or toxic substance. During the property inspection we were sensitive to obvious signs of contamination and we reported anything unusual. However, we are not qualified to render professional opinions regarding the existence or the nature of hazardous materials in or on the subject property. If a definitive opinion is desired, then the client is urged to retain an expert in the field. 12. The distribution of the total value in this report, between land and improvements, applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 13. Possession of this report, or a copy thereof, does not carry with it the right of publication. 14. Unless previous arrangements were made, the appraisers, by reason of this appraisal, are not required to give further consultation, testimony, or to be in attendance in court. Carroll & Carroll 6617 Addenda Map of Dr. Robert H. Gore 111 Preserve Project Area WE Q �0 LL L L Qi 0 U c 0 m a) C- 0 U <5 0 F Carroll & Carroll 6617 Addenda Table of Dr. Robert H. Gore 111 Preserve Project Area Parcels FOLIO NUMBER ACRES 41618120001 1.14 41617000009 1.14 41619280005 1.14 41618440008 1.14 41503040005 1.14 41504160007 1.14 41618400006 1.14 41501160000 1.14 41501200009 1.14 41501800001 1.14 41507400007 1.14 41507520000 1.14 41507680005 1.14 41507800005 1.14 41507840007 1.14 41507920008 1.14 41508920007 1.14 41509080001 1.14 41509160002 1.14 41509200001 1.14 41509280005 1.14 41510160004 1.14 41510240005 1.14 41510280007 1.14 41510320006 1.14 41510360008 1.14 41619040009 1.14 41504920001 1.17 41507280007 1.17 41560440004 1.17 41560480006 1.17 41507360008 1.17 41506720005 1.17 41506640004 1.17 41507040001 1.17 41506880000 1.17 41506960001 1.17 41504480004 1.17 41507320006 1.17 41507880009 1.59 FOLIO NUMBER ACRES 41508760005 1.59 41510200003 1.59 41619000007 1.59 41503960004 1.59 41507480001 1.59 41618040000 1.59 41506840008 1.64 41506560003 1.64 41504840000 1.64 41507240005 1.64 41560560007 1.64 41560680000 1.64 41502600006 2.27 41503280001 2.27 41503880003 2.27 41507560002 2.27 41507720004 2.27 41508640002 2.27 41508720003 2.27 41508800004 2.27 41509000007 2.27 41509360006 2.27 41509440007 2.27 41509520008 2.27 41510640100 2.27 41616800006 2.27 41617800005 2.27 41619080001 2.27 41617080003 2.27 41504000002 2.27 41503200007 2.27 41617880009 2.27 41504800008 2.34 41505000001 2.34 41506360009 2.34 41506440000 2.34 41560640008 2.34 41560760001 2.34 41560840002 2.34 41506520001 2.34 FOLIO NUMBER ACRES 41506920009 2.34 41507120002 2.34 41504880002 2.34 41506680006 2.34 41507640100 2.50 41617240005 2.50 41617240102 2.50 41661480002 2.65 41503320000 2.73 41617920008 2.73 41618360007 2.73 41617200003 2.73 41619240003 2.73 41501240001 2.73 41501760002 2.73 41619160002 2.73 41501120008 2.73 41503240009 2.73 41503920002 2.73 41505040003 2.73 41507600001 2.73 41508600000 2.73 41508840006 2.73 41508880008 2.73 41509040009 2.73 41509120000 2.73 41509240003 2.73 41509320004 2.73 41509400005 2.73 41509480009 2.73 41510400007 2.73 41617040001 2.73 41617840007 2.73 41504760009 2.81 41506320007 2.81 41506400008 2.81 41506480002 2.81 41560520005 2.81 41560800000 2.81 41504640006 2.81 Carroll & Carroll 6617 Addenda FOLIO NUMBER ACRES 41661520001 3.03 41560241009 3.18 41560280002 3.19 41616800103 3.41 41560240000 3.82 41510640003 4.12 41560400002 4.29 41560880004 4.36 41500520007 5.00 41510080003 5.00 41510120002 5.00 41618480000 5.00 41661840008 5.00 41501880005 5.00 41504320009 5.00 41504960003 5.15 41504360001 5.15 41616880000 5.68 41616840008 5.68 41510520000 5.97 41510560002 6.11 41510600001 6.25 41661880000 6.92 41560360003 7.05 41560920003 7.14 41560960005 7.16 41561000003 7.17 Carroll & Carroll 6617 Report Addenda / Carroll & Carroll Real Estate Appraisers & Consultants Timothy W. Sunyog, MAI CERT GEN RZ3288 PROFESSIONAL RECOGNITION State -Certified General Real Estate Appraiser RZ3288 Earned 12-15-08 MAI Designation Appraisal Institute Earned 06-24-15 PROFESSIONAL EXPERIENCE Carroll & Carroll Appraisers & Consultants, LLC, Naples, FL— Principal/Full Time Commercial Real Estate Appraiser, January 2018 - Present Carroll & Carroll, Inc., Naples, FL, Full Time Commercial Real Estate Appraiser, August 2005 _August 2006 & July 2007 — December 2017 Realvest Appraisal Services, Inc., Maitland, FL, Associate Appraiser, September 2006 -June 2007 Florida Real Estate Sales Associate - February 2014 — Present Qualified Expert Witness, Circuit Court EDUCATION Rollins College, Bachelor of Arts _ Economics - May 2004 Argus Valuation — DCF Training, February 2012 Continuing Education —Tim Sunyog has met the continuing education requirements of the State of Florida and the Appraisal Institute PROFESSIONAL ASSOCIATIONS Appraisal Institute — Florida Gulf Coast Chapter (2023 President) Appraisal Institute — Leadership Development & Advisory Council (LDAC) Naples Area Board of Realtors CIVIC INVOLVEMENT Education Foundation — Connect Now Initiative Relay for Life Naples Junior Chamber PRACTICE INCLUDES ASSIGNMENTS INVOLVING Vacant Land Multifamily Properties Office Buildings Subdivisions Ad Valorem Tax Analysis Condemnation Agricultural Properties Commercial Condos Retail Centers Buy/Sell Decisions Litigation FEMA 50% Rule Appraisals Churches Industrial Buildings Restaurants Self -Storage Facilities Estate Settlement Carroll & Carroll 6617 Addenda Ron DeSantis, Governor STATE OF FLORIDA Melanie S. Griffin, Secretary d b a pr DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISIONS OF CHAPTER 475, FLORIDA STATUTES SUNYOG, TIMOTHY WILLIAM 2805 HORSESHOE DRIVE SOUTH E V SUITE 100 AN i NAPLES FL 34104 LICENSE NUMBER: RZ3288 EXPIRATION DATE: NOVEMBER 30, 2024 Always verify licenses online at MyFloridaLicense.com Do not alter this document in any form. This is your license. It is unlawful for anyone other than the licensee to use this document. Carroll & Carroll