CCPC Agenda 08/01/2024
Collier County Planning Commission Page 1 Printed 7/25/2024
COLLIER COUNTY
Collier County Planning Commission
AGENDA
Board of County Commission Chambers
Collier County Government Center
3299 Tamiami Trail East, 3rd Floor
Naples, FL 34112
August 1, 2024
9: 00 AM
Edwin Fryer- Chairman
Joseph Schmitt, Environmental - Vice-Chair
Paul Shea, Environmental - Secretary
Christopher Vernon
Robert Klucik, Jr.
Randy Sparrazza
Chuck Schumacher
Amy Lockhart, Collier County School Board
Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak
on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on
an item if so recognized by the chairman. Persons wishing to have written or graphic materials
included in the CCPC agenda packets must submit said material a minimum of 10 days prior to
the respective public hearing. In any case, written materials intended to be considered by the
CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the
public hearing. All material used in presentations before the CCPC will become a permanent part
of the record and will be available for presentation to the Board of County Commissioners if
applicable.
Any person who decides to appeal a decision of the CCPC will need a record of the proceedings
pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is
made, which record includes the testimony and evidence upon which the appeal is to be based.
August 2024
Collier County Planning Commission Page 2 Printed 7/25/2024
1. Pledge of Allegiance
2. Roll Call by Secretary
3. Addenda to the Agenda
4. Planning Commission Absences
5. Approval of Minutes
6. BCC Report - Recaps
7. Chairman's Report
8. Consent Agenda
9. Public Hearings
A. Advertised
1. PL20230017521 - Growth Management Plan Clean-up Changes GMPA - A
Resolution of the Board of County Commissioners proposing amendments to the
Collier County Growth Management Plan, Ordinance 89-05, as amended, relating
to staff initiated reformatting and specifically amending the Future Land Use
Element and maps; the Golden Gate City Sub-Element of the Golden Gate Area
Master Plan Element and maps; the Urban Golden Gate Estates Sub-Element of the
Golden Gate Area Master Plan Element and maps; the Rural Golden Gate Estates
Sub-Element of the Golden Gate Area Master Plan Element and maps; the
Immokalee Area Master Plan Element and maps; the Conservation and Coastal
Management Element; the Potable Water Sub-Element of the Public Facilities
Element; and the Wastewater Treatment Sub-Element of the Public Facilities
Element; and furthermore directing transmittal of the amendments to the Florida
Department of Commerce. [Transmittal Hearing] [Coordinator: David Weeks,
AICP, Senior Project Manager]
2. PL20230002800 Golden Gate Golf Course PUDA - An Ordinance of the Board of
County Commissioners of Collier County, Florida amending Ordinance No. 2022 -
13, as amended, the Golden Gate Golf Course Mixed-Use Planned Unit
Development (MPUD) by removing the Public Use Tract and its allowed uses; by
increasing the acreage of the Community Facility Tract from 8.3+/- acres to 26.21+/-
acres and adding adult day care/health care as an accessory use planned for the
Veteran's Nursing Home; by reducing the acreage of the Golf Course Tract from
112+/- acres to 107.59+/- acres, by adding deviations relating to the Greenway and
golf pro shop; revising the Master Plan; and providing an effective date. The subject
property, consisting of 171.6+/- acres, is located on the southwest corner of Golden
Gate Parkway and Collier Boulevard in Section 27, Township 49 South, Range 26
East, Collier County, Florida. [Coordinator: Ray Bellows, Zoning Manager]
August 2024
Collier County Planning Commission Page 3 Printed 7/25/2024
3. PL20220003008 Palmetto Ridge 2 Tower CU - 3147 31st Avenue NE - A Resolution
of the Board of Zoning Appeals of Collier County, Florida, providing for the
establishment of a Conditional Use to allow a wireless communications facility on
lands zoned Estates (E) within the Rural Golden Gate Estates Sub-Element of the
Golden Gate Area Master Plan Element of the Collier County Growth Management
Plan pursuant to Section 2.03.01.B.1.c.12 and Sections 5.05.09.E.1 and 5.05.09.H of
the Collier County Land Development Code on 0.39+/- acres of a 5.15+/- acre tract
located at the northeast corner of the intersection of 31st Avenue NE and
Everglades Boulevard North, in Section 20, Township 48 South, Range 28 East,
Collier County, Florida. [Coordinator: Ray Bellows, Zoning Manager]
4. PL20230012905 LDCA – Conversion of Golf Courses - An Ordinance of the Board
of County Commissioners of Collier County, Florida, amending Ordinance Number
04-41, as amended, the Collier County Land Development Code (LDC), which
includes the comprehensive land regulations for the unincorporated area of Collier
County, Florida, to revise the regulations related to conversion of golf courses.
[Marissa Fewell, Planner III]
B. Noticed
10. Old Business
11. New Business
12. Public Comment
13. Adjourn
08/01/2024
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.1
Doc ID: 29348
Item Summary: PL20230017521 - Growth Management Plan Clean-up Changes GMPA - A Resolution of the
Board of County Commissioners proposing amendments to the Collier County Growth Management Plan,
Ordinance 89-05, as amended, relating to staff initiated reformatting and specifically amending the Future Land
Use Element and maps; the Golden Gate City Sub-Element of the Golden Gate Area Master Plan Element and
maps; the Urban Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan Element and maps; the
Rural Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan Element and maps; the Immokalee
Area Master Plan Element and maps; the Conservation and Coastal Management Element; the Potable Water Sub -
Element of the Public Facilities Element; and the Wastewater Treatment Sub -Element of the Public Facilities
Element; and furthermore directing transmittal of the amendments to the Florida Department of Commerce.
[Transmittal Hearing] [Coordinator: David Weeks, AICP, Senior Project Manager]
Meeting Date: 08/01/2024
Prepared by:
Title: Planner, Principal – Zoning
Name: Michele Mosca
07/03/2024 1:21 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
07/03/2024 1:21 PM
Approved By:
Review:
Growth Management Community Development Department Diane Lynch GMD Approver Completed
07/03/2024 1:21 PM
Unknown Jaime Cook GMCDD Reviewer Completed 07/09/2024 10:10 AM
Operations & Regulatory Management Donna Guitard Review Item Completed 07/17/2024 11:41 AM
Zoning Ray Bellows Review Item Completed 07/18/2024 1:26 PM
Zoning Mike Bosi Division Director Completed 07/23/2024 7:43 AM
Growth Management Community Development Department Diane Lynch GMD Deputy Dept Head Skipped
07/23/2024 12:15 PM
Planning Commission Ray Bellows Meeting Pending 08/01/2024 9:00 AM
9.A.1
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT, ZONING
DIVISION, COMPREHENSIVE PLANNING SECTION
HEARING DATE: August 1, 2024
RE: PL20230017521, A Resolution of the Board of County Commissioners proposing amendments
to the Collier County Growth Management Plan, Ordinance 89-05, as amended, relating to staff
initiated reformatting and specifically amending the Future Land Use Element and maps; the
Golden Gate City Sub-Element of the Golden Gate Area Master Plan Element and maps; the
Urban Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan Element and
maps; the Rural Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan
Element and maps; the Immokalee Area Master Plan Element and maps; the Conservation and
Coastal Management Element; the Potable Water Sub-Element of the Public Facilities Element;
and the Wastewater Treatment Sub-Element of the Public Facilities Element; and furthermore
directing transmittal of the amendments to the Florida Department of Commerce. [Transmittal
Hearing] [Coordinator: David Weeks, AICP, Senior Project Manager]
---------------------------------------------------------------------------------------------------------------------------------------
REQUESTED ACTION and STAFF ANALYSIS:
This petition consists of staff-initiated amendments to all the land use elements – Future Land Use Element,
Immokalee Area Master Plan Element and the three sub-elements of the Golden Gate Area Master Plan (Golden
Gate City, Urban Golden Gate Estates, Rural Golden Gate Estates) – as well as the Conservation and Coastal
Management Element and two sub-elements of the Public Facilities Element (Potable Water, Wastewater
Treatment). All the amendments are considered “clean-up” in nature; as such, they do not affect land use
intensities or residential densities as presently provided for within the GMP. These amendments seek to:
• add clarity to text;
• correct text errors or omissions, including grammar and punctuation;
• use proper GMP language, verbiage and terminology;
• place in proper format (numbering and lettering);
• revise organizational structure;
• provide harmony and internal consistency;
• add clarity to maps;
• correct map errors or omissions; and
• reorganize, and create uniformity within, map legends.
Examples of text changes include: adding or expanding locational references; adding map references; adding,
expanding or correcting Land Development Code (LDC) and Standard Industrial Classification Manual (SIC)
references; relocating phrases, sentences or paragraphs; correcting grammar and punctuation errors; adding
clarifying language.
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Examples of map changes include: reorganizing legend contents; creating uniformity in legend contents –
boldness, font size and capitalization; correcting titles; adjusting boundaries to correlate with prior amendments.
There are two attachments to this Staff Report that briefly identify and explain the proposed changes
encompassed by this petition:
1. CCPC Staff Report Attachment – Text Changes; and,
2. CCPC Staff Report Attachment – Map Changes.
The proposed amendments themselves comprise the Exhibit “A” text and maps accompanying the Transmittal
Resolution.
A small number of proposed text changes may necessitate subsequent LDC amendments.
Environmental Impacts:
Due to the nature of these amendments, there are no new environmental impacts being authorized.
Public Facilities Impacts:
Due to the nature of these amendments, there are no new impacts upon public facilities being authorized.
Criteria for GMP Amendments in Florida Statutes
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S.,
specifically as listed below verbatim.
“Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon
relevant and appropriate data and an analysis by the local government that may include, but not be limited to,
surveys, studies, community goals and vision, and other data available at the time of adoption of the
comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and
to the extent necessary indicated by the data available on that particular subject at th e time of adoption of the
plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part
of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and
supporting documents for proposed plans and plan amendments shall be made available for public
inspection, and copies of such plans shall be made available to the public upon payment of reasonable
charges for reproduction. Support data or summaries are not subject to the compliance review process,
but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be
used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a methodology utilized in
data collection or whether a particular methodology is professionally accepted may be evaluated.
However, the evaluation may not include whether one accepted methodology is better than another.
Original data collection by local governments is not required. However, local governments may use
original data so long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and Demographic
Research or generated by the local government based upon a professionally acceptable methodology.
The plan must be based on at least the minimum amount of land required to accommodate the medium
projections as published by the Office of Economic and Demographic Research for at least a 10-year
planning period unless otherwise limited under s. 380.05, including related rules of the Administration
Commission. Absent physical limitations on population growth, population projections for each
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municipality, and the unincorporated area within a county must, at a minimum, be reflective of each
area’s proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2.:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding
the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with
s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen and
diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and extent of the
uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education,
public facilities, and other categories of the public and private uses of land. The approximate acreage and the
general range of density or intensity of use shall be provided for the gross land area included in each existing
land use category. The element shall establish the long -term end toward which land use programs and
activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character of
the undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.”
Also, the State land planning agency (Department of Commerce) has historically recognized the consideration
of community desires (e.g. if the community has an articulated vision for an area as to the type of development
desired, such as within a Community Redevelopment Area), or existing incompatibilities (e.g. presently allowed
uses would be incompatible with surrounding uses and conditions).
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on July 2, 2024. [HFAC]
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition PL20230017521 to the Board
of County Commissioners with a recommendation to approve for transmittal to the Florida Department of
Commerce and other statutorily required review agencies.
NOTE: This petition is presently scheduled for the September 10, 2024, BCC Meeting.
9.A.1.a
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File location: Clean-up GMPA_Transmittal STAFF REPORT
G:\CDES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2023 GMPAs Large & SS\PL20230017521 Clean-up
Changes - Text & Maps dw/6-28-24/7-2-24
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RESOLUTION NO. 2024- _______
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS PROPOSING AMENDMENTS TO THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN,
ORDINANCE 89-05, AS AMENDED, RELATING TO STAFF-
INITIATED REFORMATTING AND SPECIFICALLY AMENDING
THE FUTURE LAND USE ELEMENT AND MAPS; THE GOLDEN
GATE CITY SUB-ELEMENT OF THE GOLDEN GATE AREA
MASTER PLAN ELEMENT AND MAPS; THE URBAN GOLDEN
GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE AREA
MASTER PLAN ELEMENT AND MAPS; THE RURAL GOLDEN
GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE AREA
MASTER PLAN ELEMENT AND MAPS; THE IMMOKALEE AREA
MASTER PLAN ELEMENT AND MAPS; THE CONSERVATION
AND COASTAL MANAGEMENT ELEMENT; THE POTABLE
WATER SUB-ELEMENT OF THE PUBLIC FACILITIES
ELEMENT; AND THE WASTEWATER TREATMENT SUB-
ELEMENT OF THE PUBLIC FACILITIES ELEMENT; AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE
AMENDMENTS TO THE FLORIDA DEPARTMENT OF
COMMERCE. [PL20230017521]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act of
1985, was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Collier County staff has prepared amendments relating to Affordable
Housing to the following elements of its Growth Management Plan:
Future Land Use Element and Maps;
Golden Gate City Sub-Element of the Golden Gate Area Master Plan Element and
Maps;
Conservation and Coastal Management Element;
Urban Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan Element
and Maps
Rural Golden Gate Estates Sub-Element of the golden Gate Area Master Plan Element
and Maps
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Immokalee Area Master Plan Element and Maps;
Potable Water Sub-Element of the Public Facilities Element;
Wastewater Treatment Sub-Element of the Public Facilities Element;
and
WHEREAS, on _________________, the Collier County Planning Commission
considered the proposed amendment to the Growth Management Plan pursuant to the authority
granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the
Board of County Commissioners; and
WHEREAS, on _______________, the Board of County Commissioners at a public
hearing approved the transmittal of the proposed amendment to the state land planning agency in
accordance with Section 163.3184, F.S.; and
WHEREAS, upon receipt of Collier County’s proposed Growth Management Plan
Amendment, various State agencies and the Department of Commerce have thirty (30) days to
review the proposed amendments and the Department of Commerce must transmit, in writing, to
Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and
WHEREAS, Collier County, upon receipt of the written comments from the Department
of Commerce must adopt, adopt with changes or not adopt the proposed Growth Management
Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section
163.3184, F.S.; and
WHEREAS, the Department of Commerce, within five (5) days of receipt of Collier
County’s adopted Growth Management Plan Amendment, must notify the County of any
deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan Amendment, attached hereto as Exhibit “A” and incorporated by reference herein, for the
purpose of transmittal to the Department of Commerce and other reviewing agencies thereby
initiating the required State evaluation of the Growth Management Plan Amendment prior to
final adoption.
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THIS RESOLUTION ADOPTED after motion, second and majority vote this _________
day of __________________, 2024.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By:_________________________ By:_________________________________
Deputy Clerk Chris Hall, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit “A” – Text amendments and map amendments
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CCPC Staff Report Attachment – Text Changes
The text changes noted and/or explained below correlate to the text changes depicted on the
Resolution/Ordinance Exhibit A.
A. FUTURE LAND USE ELEMENT (FLUE)
1. Policy 1.5A. Urban – Mixed Use District: (a) Add “Vanderbilt Beach Road Mixed Use
Subdistrict” and “Isles of Capri Mixed Use Infill Subdistrict” and “Mini Triangle Mixed Use
Subdistrict” which were previously adopted into the FLUE but not added to this policy; (b) delete
“Radio Road Commercial Infill Subdistrict” (to be relocated under Urban Commercial District);
(c) renumber subsequent entries as necessary due to the preceding additions/deletion; (d) add
“Residential” to Carman Drive Subdistrict to read “Carman Drive Residential Subdistrict”;
(e) delete hyphen from “Meridian Village Mixed-Use Subdistrict.”
2. Policy 1.5B. Urban - Commercial District: (a) Add “Commercial” to Ivy Medical Center
Commercial Subdistrict to read “Ivy Medical Center Subdistrict”; (b) add “Radio Road
Commercial Infill Subdistrict” (relocated from Urban – Mixed Use District); (c) delete the
unneeded “Commercial Mixed Use Subdistrict” and replace with “Reserved”; (d) delete the
unneeded “Business Park Subdistrict” and replace with “Reserved”; (e) delete the unneeded
“Research & Technology Park Subdistrict” and replace with “Reserved.” [For the three deleted
subdistricts: adding “Reserved” maintains the numbering system thus avoids the need to
renumber subsequent entries both here and elsewhere in the FLUE; and, they are not needed as
the Urban Commercial District is not depicted on the Future Land Use Map (FLUM) and all three
subdistricts remain in the Urban Mixed Use District.]
3. Policy 1.9 Overlays and Special Features: (a) Delete “Reserved” entry and re-letter subsequent
entries; (b) add a letter for the final entry (Incorporated Areas).
4. Policy 5.3 and 5.3d.: Revise policy references from “5.9 through 5.13” to “5.11 through 5.15” to
correlate with a previous GMP amendment (GMPA) that renumbered policies.
5. Policy 5.3: Revise policy reference from “5.9” to “5.11” to correlate with a previous GMPA that
renumbered policies.
6. Policy 5.15: (a) Delete policy text – it is no longer needed. Properties encompassed by six of the
eight referenced ordinances are now within an Activity Center; the other two properties are
partially within an Activity Center and will be fully within because of map changes proposed by
this GMPA petition. (b) Insert “Reserved” so as not to require re-numbering of subsequent policy
and the amendment of two other Elements that reference this policy.
7. Urban Designation, Paragraph b.12.: (a) Reorganize subdistrict names into the proper order;
(b) relocate “Davis - Radio Commercial Subdistrict” under the correct district; (c) delete the
unneeded “Commercial Mixed Use Subdistrict” under the Urban Commercial District (this text-
based subdistrict remains under the Urban Mixed Use District); (d) add “Mini Triangle Mixed
Use Subdistrict” which was previously adopted into the FLUE but not added to this paragraph;
(e) capitalize the name of both districts for easier distinction.
8. Urban Mixed Use District: Make title all capitalized letters – to readily distinguish from
subdistricts.
9. Urban Residential Fringe Subdistrict: (a) Format changes; (b) minor grammatical changes;
(c) in paragraph b., add identification/clarification of the property encompassed by this provision.
10. Residential Mixed Use Neighborhood Subdistrict: Expand Land Development Code (LDC)
reference.
11. Orange Blossom Mixed Use Subdistrict: (a) Add reference to the Subdistrict map; (b) add
locational specificity; (c) restructure text; (d) expand LDC reference; (e) use proper GMP
language.
12. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict: (a) Add clarification that the
density rating system is not applicable to this subdistrict – which correlates to a change to the
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density rating system; (b) expand location reference; (c) restructure text; (d) delete redundant and
unnecessary text; (e) add name of the other PUD within the subdistrict.
13. Henderson Creek Mixed Use Subdistrict: (a) Expand location reference; (b) add reference to
the Subdistrict map; (c) grammatical changes; (d) restructure text.
14. Buckley Mixed Use Subdistrict: (a) Add reference to the Subdistrict map; (b) add clarification
that the density rating system is not applicable to this subdistrict – which correlates to a change to
the density rating system; (c) expand location reference; (d) restructure text; (e) expand LDC
reference.
15. Commercial Mixed Use by Right Subdistrict: (a) Expand LDC reference; (b) add clarification
that the density rating system is not applicable to this subdistrict – which correlates to a change to
the density rating system; (c) delete unnecessary text (there are no applicable properties within
the Urban Residential Fringe Subdistrict); (d) add a date for clarity; (e) grammatical changes.
16. Livingston/Radio Road Commercial Infill Subdistrict: (a) Add specificity of the Subdistrict
size; (b) add reference to the Subdistrict map; (c) add clarification that the density rating system is
not applicable to this subdistrict – which correlates to a change to the density rating system;
(d) expand location reference; (e) expand SIC reference; (f) revise LDC reference; (g) format
changes; (h) use proper GMP language.
17. Vanderbilt Beach Road Neighborhood Commercial Subdistrict: (a) Add clarification that the
density rating system is not applicable to this subdistrict – which correlates to a change to the
density rating system; (b) expand location reference; (c) restructure text.
18. Collier Boulevard/Lord’s Way Mixed Use Subdistrict: (a) Add reference to the Subdistrict
map; (b) expand location reference; (c) expand LDC reference; (d) add clarification language
(original Ord. No. and date of adoption); (e) format changes.
19. Hibiscus Residential Infill Subdistrict: (a) Expand location reference; (b) add reference to the
Subdistrict map; (c) add clarification that the density rating system is not applicable to this
subdistrict – which correlates to a change to the density rating system.
20. Vincentian Mixed Use Subdistrict: (a) Add clarification that the density rating system is not
applicable to this subdistrict – which correlates to a change to the density rating system;
(b) expand location reference; (c) expand LDC reference; (d) add clarification language (original
Ord. No. and date of adoption); (e) restructure text.
21. Mini Triangle Mixed Use Subdistrict: (a) Add reference to the Subdistrict map; (b) add
clarification that the density rating system is not applicable to this subdistrict – which correlates
to a change to the density rating system; (c) expand location reference; (d) use proper GMP
language.
22. Goodlette/Pine Ridge Mixed Use Subdistrict: (a) Add reference to the Subdistrict map; (b) add
clarification that the density rating system is not applicable to this subdistrict – which correlates
to a change to the density rating system; (c) expand location reference; (d) delete unneeded text;
(e) use proper GMP language.
23. Livingston Road/Veterans Memorial Boulevard East Residential Subdistrict: (a) Add
reference to the Subdistrict map; (b) add clarification that the density rating system is not
applicable to this subdistrict – which correlates to a change to the density rating system;
(c) expand location reference (d) minor grammatical change.
24. Meridian Village Mixed-Use Subdistrict: (a) Expand location reference; (b) add reference to
the Subdistrict map; (c) use proper GMP language.
25. Vanderbilt Beach Road Mixed Use Subdistrict: (a) Add reference to the Subdistrict map;
(b) add clarification that the density rating system is not applicable to this subdistrict – which
correlates to a change to the density rating system; (c) expand location reference; (d) format
changes; (e) expand LDC reference; (f) restructure text; (g) use proper GMP language.
26. Immokalee Road Interchange Residential Infill Subdistrict: (a) Add reference to the
Subdistrict map; (b) add clarification that the density rating system is not applicable to this
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subdistrict – which correlates to a change to the density rating system; (c) expand location
reference; (d) use proper GMP language.
27. Creekside Commerce Park East Mixed Use Subdistrict: (a) Add reference to the Subdistrict
map; (b) add clarification that the density rating system is not applicable to this subdistrict –
which correlates to a change to the density rating system; (c) expand location reference; (d) use
proper GMP language; (e) restructure text.
28. Carman Drive Subdistrict: (a) Add “Residential” to Carman Drive Subdistrict name to read
“Carman Drive Residential Subdistrict”; (b) add location reference; (c) add reference to the
Subdistrict map; (d) delete maximum density language that is redundant to that found in the
subdistrict standards; (e) add clarification that the density rating system is not applicable to this
subdistrict; (f) restructure text; (g) use proper GMP language.
29. Radio Road Commercial Infill Subdistrict: Delete from Urban Mixed Use District and
renumber subsequent Subdistricts. [relocated to Urban Commercial District and edited – see entry
further below]
30. Isles of Capri Mixed Use Infill Subdistrict: (a) Add reference to Subdistrict map; (b) add
clarification that the density rating system is not applicable to this subdistrict; (c) expand
references to LDC, SIC Code, and zoning district; (d) format changes; (e) restructure text; (f) use
proper GMP language.
31. Airport Carlisle Mixed Use Subdistrict: (a) Restructure text; (b) add clarification that the
density rating system is not applicable to this subdistrict; (c) expand location reference; (d) format
changes; (e) use proper GMP language.
32. Vanderbilt Beach Road Residential Subdistrict: (a) Format changes; (b) minor grammatical
changes.
33. Conversion of Commercial by Right Subdistrict, Strategic Opportunity Sites Subdistrict,
Transit Oriented Development Subdistrict: Re-number for proper number sequence.
34. Density Rating System – exceptions to: (a) Delete several subdistricts listed as not being subject
to the density rating system – which correlates with adding a statement within each of those
subdistricts that they are not subject to the density rating system; (b) clarify the density rating
system is not applicable to the Bayshore/Gateway Triangle Redevelopment Overlay as
specifically pertains to application of the density bonus pool within that overlay; (c) restructure
text; (d) format changes.
35. Density Rating System, Conversion of Commercial Bonus: Make grammatical changes.
36. Density Rating System, Proximity to Mixed Use Activity Center or Interchange Activity
Center bonus: (a) Change title of the bonus to be consistent with text within the bonus and with
the FLUM legend, and to reflect common usage; (b) restructure text; (c) make grammatical
changes.
37. Density Rating System, Affordable Housing Bonus: Make grammatical change.
38. Density Rating System, Residential In-fill bonus: (a) Make format changes; (b) make
grammatical changes; (c) use proper GMP language.
39. Density Rating System, Roadway Access bonus: (a) Make grammatical changes; (b) use proper
GMP language.
40. Density Rating System, Transfer of Development Rights Bonus: (a) Add text for clarification;
(b) delete text linking this provision to the Land Development Code (LDC) as of a specified date
and replace with generic LDC reference (“LDC, as amended”); (c) make format changes;
(d) make a grammatical change.
41. Density Rating System, Density Conditions: (a) Add text for clarification; (b) delete text
linking this provision to the LDC as of a specified date and replace with generic LDC reference
(“LDC, as amended”).
42. Urban Commercial District: Make title all capitalized letters – to readily distinguish from
subdistricts.
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43. Mixed Use Activity Center Subdistrict (MUAC): (a) Restructure text; (b) for clarity, add
explanation of dual subdistricts regarding calculation of residential density (MUAC and Urban
Residential Fringe, MUAC and Urban Coastal Fringe); (c) make format changes; (d) use proper
GMP terminology (e.g., change “permitted” to “allowed”); (e) add clarifying language, including
reference to a sub-element; (f) delete exception to allow increased density in the Coastal High
Hazard Area (CHHA) via the Mixed Income Housing Program (added in 2023 via Ord. No.
2023-57) and add clarifying language – to reflect the intent of that provision and be consistent
with other text within this subdistrict [in response to review comments from the Florida
Department of Commerce to the GMPA that added that provision, in which the Department
expressed concerns about increasing density within the CHHA, staff revised the language in other
places for Adoption hearings to only allow increased density outside of the CHHA – but
inadvertently overlooked removal of this one phrase].
44. Interchange Activity Center Subdistrict (IAC): (a) Restructure text; (b) for clarity, add
explanation of dual subdistricts regarding calculation of residential density (IAC and Urban
Residential Fringe); (c) make format changes; (d) remove redundant text; (e) add clarifying
language.
45. Livingston/Pine Ridge Commercial Infill Subdistrict: (a) Add reference to the Subdistrict map;
(b) delete reference to road classifications; (c) expand location reference; (d) restructure text;
(e) make grammatical changes.
46. Business Park Subdistrict (under Urban Commercial District): Delete in its entirety and
replace with “Reserved.” [This subdistrict is unneeded here as the Urban Commercial District is
not depicted on the FLUM and the subdistrict remains in the Urban Mixed Use District; adding
“Reserved” maintains the numbering system thus avoids the need to renumber subsequent entries
both here and elsewhere in the FLUE.]
47. Research and Technology Park Subdistrict (under Urban Commercial District): Delete in its
entirety and replace with “Reserved.” [This subdistrict is unneeded here as the Urban Commercial
District is not depicted on the FLUM and the subdistrict remains in the Urban Mixed Use District;
adding “Reserved” maintains the numbering system thus avoids the need to renumber subsequent
entries both here and elsewhere in the FLUE.]
48. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict: (a) Add reference to the
Subdistrict map; (b) expand location reference; (c) expand reference to SIC Code; (d) use proper
GMP language.
49. Livingston Road Commercial Infill Subdistrict: (a) Add reference to the Subdistrict map;
(b) expand location reference; (c) make a grammatical changes; (d) use proper GMP language.
50. Commercial Mixed Use Subdistrict (under Urban Commercial District): Delete in its entirety
and replace with “Reserved.” [This subdistrict is unneeded here as the Urban Commercial District
is not depicted on the FLUM and the subdistrict remains in the Urban Mixed Use District; adding
“Reserved” maintains the numbering system thus avoids the need to renumber subsequent entries
both here and elsewhere in the FLUE.]
51. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict: (a) Add
reference to the Subdistrict map; (b) expand location reference; (c) expand LDC reference;
(d) delete outdated text regarding a road name; (e) use proper GMP language.
52. Orange Blossom/Airport Crossroads Commercial Subdistrict: (a) Add reference to the
Subdistrict map; (b) expand location reference (c) use proper GMP language.
53. Davis-Radio Commercial Subdistrict: (a) Expand reference to LDC; (b) expand SIC Code
reference; (c) expand location reference; (d) restructure text; (e) modify Subdistrict name to
replace hyphen with dash (for format consistency).
54. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict: (a) Add reference to the
Subdistrict map; (b) expand location reference; (c) restructure text; (d) expand LDC reference;
(e) use proper GMP language.
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55. East Tamiami Trail Commercial Infill Subdistrict: (a) Minor grammatical correction; (b) use
proper GMP language.
56. Seed to Table Commercial Subdistrict: (a) Add reference to the Subdistrict map; (b) expand
location reference; (c) use proper GMP language.
57. Vanderbilt Beach Commercial Tourist Subdistrict: (a) Add reference to the Subdistrict map;
(b) expand reference to LDC; (c) use proper GMP language.
58. Germain Immokalee Commercial Subdistrict: (a) Add reference to the Subdistrict map;
(b) expand location reference; (c) restructure text; (d) use proper GMP language.
59. Greenway – Tamiami Trail East Commercial Subdistrict: (a) Add reference to the Subdistrict
map; (b) use proper GMP language.
60. Bay House Campus Commercial Subdistrict: (a) Add reference to the Subdistrict map;
(b) make format changes; (c) expand location reference; (d) expand SIC Code reference; (e) use
proper GMP language.
61. Ivy Medical Center Subdistrict: (a) Add the word “Commercial” to the Subdistrict name to read
“Ivy Medical Center Commercial Subdistrict”; (b) expand references to LDC and zoning district;
(c) restructure text; (d) expand location reference; (e) re-write for conciseness and to eliminate
unnecessary/redundant detail; (f) minor grammatical changes; (g) use proper GMP language.
62. Radio Road Commercial Infill Subdistrict: (a) Add in its entirety - relocate from under Urban
Mixed Use District; (b) expand references to LDC, SIC Code, and zoning district; (c) restructure
text; (d) expand location reference; (e) use proper GMP language; (f) minor grammatical changes.
63. Urban Industrial District: Make title all capitalized letters – to readily distinguish from
subdistricts.
64. Agricultural/Rural Mixed Use District: Make title all capitalized letters – to readily distinguish
from subdistricts.
65. Corkscrew Island Neighborhood Commercial Subdistrict: (a) Add reference to the Subdistrict
map; (b) expand location reference; (c) add clarification language (original Ord. No. and date of
adoption); (d) use proper GMP language.
66. Basik Drive Storage Commercial Subdistrict: (a) Add reference to the Subdistrict map; (b) add
LDC reference for clarity; (c) expand location reference; (d) restructure text; (e) use proper GMP
language; (f) minor grammatical changes.
67. Rural Fringe Mixed Use District: Make title all capitalized letters – to readily distinguish from
subdistricts.
68. Rural Fringe Mixed Use District – Sending Lands: (a) Add acceptable entities to receive
RFMUD Sending Lands as part of the Environmental Restoration and Maintenance TDR Bonus –
to correlate with previous changes made to a subsequent paragraph; (b) add clarification language
– in two places (Ord. No. and date of adoption); (c) correct map references to correlate with
previous map changes regarding potable water and wastewater treatment; (d) delete a provision to
evaluate, within one year (adopted in 2002, effective in 2003), possible conditional uses (CU) to
allow in Sending Lands [this evaluation occurred long ago and decision made not to allow
additional CUs] and replace with “Reserved”; (e) as a correction, delete from the newly created
allowance to cluster residential units, a maximum lot size allowance of one acre – this conflicts
with the minimum lot size allowance of 40 acres.
69. Rural Fringe Mixed Use District – Additional TDR Provisions: (a) Delete unnecessary word;
(b) restructure text; (c) add text to clarify that this bonus applies only where lands are placed in
conservation easement beyond that already required to be preserved.
70. Rural Fringe Mixed Use District – Buffers Adjacent to Major Public Rights-of-way: Add
clarification language (original Ord. No. and date of adoption).
71. Rural Fringe Mixed Use District – Rural Villages: Add clarification language (original Ord.
No. and date of adoption and effective date).
72. Rural Industrial District: Make title all capitalized letters – to readily distinguish from
subdistricts.
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73. Rural Settlement Area District: Make title all capitalized letters – to be consistent with the
format of other Districts.
74. CONSERVATION DESIGNATION: Delete a provision to evaluate, within one year (adopted
in 2002, effective in 2003), possible conditional uses (CU) to allow in the Conservation
Designation [this evaluation occurred long ago, and decision made not to allow additional CUs]
and replace with “Reserved.”
75. OVERLAYS AND SPECIAL FEATURES, North Belle Meade Overlay, Section 24 Neutral
Lands: Correct a property owner name in two places.
76. OVERLAYS AND SPECIAL FEATURES, NC Square Mixed-Use Overlay: (a) Add
reference to the Overlay map; (b) format changes; (c) restructure text; (d) use proper GMP
language.
77. OVERLAYS AND SPECIAL FEATURES, Bayshore/Gateway Triangle Redevelopment
Overlay: (a) Paragraph 6 - to reflect its intent, add subparagraph to prohibit density obtained thru
this paragraph from being combined with density from two other paragraphs and re-letter
remaining subparagraphs; (b) paragraph 15 - correct the LDC reference; (c) paragraph 6 & 15 -
minor grammatical changes.
78. OVERLAYS AND SPECIAL FEATURES, Urban-Rural Fringe Transition Zone Overlay:
Add clarification language (original Ord. No. and date of adoption).
79. OVERLAYS AND SPECIAL FEATURES, Ventana Pointe Residential Overlay: (a) Delete
redundant text; (b) format changes; (c) expand location reference; (d) add reference to the
Overlay map; (e) use proper GMP language.
80. OVERLAYS AND SPECIAL FEATURES. Reserved: Delete as this reservation is unneeded
and re-letter subsequent overlays.
81. OVERLAYS AND SPECIAL FEATURES, Immokalee Road Rural Village Overlay: (a) Add
specific reference to the Overlay map; (b) add text to address the conflicting acreage figures for
Sending Lands; (c) add LDC reference for clarity; (d) restructure text; (e) clarify, and rectify an
apparent conflict regarding, a Business Park acreage requirement; (f) format changes; (g) minor
grammatical changes; (h) correct a spelling error; (i) use proper GMP language.
82. FUTURE LAND USE MAP SERIES: (a) Correct the title to three subdistrict maps (add a
missing word in two maps, add a missing “/” in one map); (b) add the missing word “Map” for
three subdistricts; (c) add the name of a subdistrict map created as part of this GMPA -
Livingston/Radio Road Commercial Infill (the subdistrict is not new, only the subdistrict map);
(d) add the name of a subdistrict map – Airport Carlisle Mixed Use (the GMPA that established
the subdistrict and subdistrict map failed to add the subdistrict name to this list).
B. GOLDEN GATE AREA MASTER PLAN/GOLDEN GATE CITY SUB-ELEMENT (GGCS-E)
1. Land Use Designation Description Section: (a) Correction and clarification that all of Golden
Gate City is designated Urban; (b) organizational change (new last sentence relocated from Urban
Residential Subdistrict).
2. Urban Designation: Urban Mixed Use District and Urban Commercial District: (a) Edits for
clarity and to read better (current text written from perspective of the entire unincorporated area);
(b) format/organizational changes; (c) add additional uses (commercial) to reflect that they are
generally allowed and to read similar to the FLUE.
3. Urban Mixed Use District: (a) Make title all capitalized letters – to readily distinguish from
subdistricts; (b) grammatical changes.
4. Urban Residential Subdistrict: (a) Organizational change (one sentence relocated to the Land
Use Designation Description Section); (b) add subdistrict “purpose” language.
5. Government Public Services, Residential Tourist and Commercial Subdistrict: (a) Add
reference to Subdistrict map; (b) format/organizational changes (including relocating text);
(c) expand location reference; (d) add LDC reference; (e) add text stating the density rating
system is not applicable to this subdistrict; (f) use proper GMP language.
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6. Density Rating System: (a) Add explanation of how applied – similar to that in the FLUE and
IAMP; (b) relocate base density.
7. Density Rating System/Base Density: Delete and relocate.
8. Density Rating System/Density Bonuses: (a) Re-letter the paragraph; (b) grammatical change.
9. Density Rating System/Conversion of Commercial Zoning Bonus: (a) Delete, there are no
applicable properties, and re-number all subsequent density bonuses.
10. Density Rating System/Proximity to Activity Center [bonus]: (a) Change title of the bonus to
be consistent with text within the Sub-Element and to reflect common usage; (b) add explanation
– similar to that in the FLUE.
11. Density Rating System/Affordable Housing Bonus: (a) Delete unnecessary text;
(b) grammatical change.
12. Density Rating System/Residential Infill [bonus]: (a) Add explanation/applicability – similar to
that in the FLUE, including changes to sentence structure.
13. Density Rating System/Roadway Access [bonus]: Restructure/relocate text – to read similar to
that in the FLUE.
14. Density Rating System/There are Density Bands located around Activity Centers: Delete
and relocate text to the Residential Density Band bonus.
15. Urban Commercial District: Make title all capitalized letters – to readily distinguish from
subdistricts.
16. Santa Barbara Commercial Subdistrict: (a) Add location; (b) delete unneeded reference to
subdistrict expansion; (c) change reference to Subdistrict map; (d) use proper GMP language.
C. GOLDEN GATE AREA MASTER PLAN/URBAN GOLDEN GATE ESTATES SUB-
ELEMENT (UGGES-E)
1. Land Use Designation Description Section: Correction and clarification that all of Urban
Golden Gate Estates is designated Estates.
2. Estates Designation: Restructure/relocate and reformat text.
3. Estates – Mixed Use District: Make title all capitalized letters – to readily distinguish from
subdistricts.
4. Neighborhood Center Subdistrict: Format changes.
5. Conditional Uses Subdistrict, e. Special Exceptions to Conditional Use Locational Criteria:
In 5th paragraph, change wording to read better.
6. Golden Gate Parkway Institutional Subdistrict: (a) Restructure text; (b) add two references to
the Subdistrict map; (c) delete unneeded text.
7. Temple Shalom Community Facility Subdistrict: (a) Add reference to the Subdistrict map;
(b) use proper GMP language; (c) minor grammatical change.
8. Naples Senior Center Community Facility Subdistrict: (a) Add reference to the Subdistrict
map; (b) add legal description; (c) use proper GMP language – including revising one paragraph
to read the same as in the preceding subdistrict.
9. Estates Commercial District: Make title all capitalized letters – to readily distinguish from
subdistricts.
10. Pine Ridge Road Mixed Use Subdistrict: (a) Expand location reference; (b) restructure text;
(c) use proper GMP language.
11. Commercial Western Estates Infill Subdistrict: (a) Restructure text; (b) revise acreage and
explain reduction; (c) use proper GMP language.
12. Southbrooke Office Subdistrict: (a) Add reference to the Subdistrict map; (b) add legal
description; (c) expand LDC reference; (d) restructure text; (e) format changes; (e) use proper
GMP language; (f) minor grammatical changes.
13. 13th Ave SW Commercial Infill Subdistrict: (a) Add reference to the Subdistrict map; (b) use
proper GMP language; (c); restructure text; (d) format changes; (e) minor grammatical changes.
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D. GOLDEN GATE AREA MASTER PLAN/RURAL GOLDEN GATE ESTATES SUB-
ELEMENT (RGGES-E)
1. Land Use Designation Description Section: Correction and clarification of FLUM designations.
2. Estates Designation: Restructure/relocate and reformat text.
3. Estates – Mixed Use District: Make title all capitalized letters – to readily distinguish from
subdistricts.
4. Neighborhood Center Subdistrict: (a) Format changes; (b) delete an unneeded word.
5. Conditional Uses Subdistrict, d. Special Exceptions to Conditional Use Locational Criteria:
(a) Remove 3rd paragraph as that site is within the Urban Golden Gate Estates Sub-Element, then
renumber following paragraph; (b) in 4th paragraph, remove and replace one word for proper
grammar and change other wording to read better.
6. Immokalee Road/4th Street N.E. Mixed Use Subdistrict: (a) Add reference to the Subdistrict
map; (b) add legal description; (c) restructure text; (d) correct/expand the LDC reference;
(e) grammatical changes.
7. Estates – Commercial District: Make title all capitalized letters – to readily distinguish from
subdistricts.
8. Estates Shopping Center Subdistrict: (a) Add reference to the Subdistrict map; (b) add LDC
reference; (c) restructure text; (d) delete redundant and unneeded text; (e) use proper GMP
language.
9. Immokalee Road – Estates Commercial Subdistrict: (a) Add zoning district of the Subdistrict
site; (b) add legal description; (c) expand LDC and SIC Code references; (d) restructure text;
(e) delete text pertaining to carwash use that is not applicable (all abutting properties are zoned
either E-Estates, which is classified as an agricultural district, or commercial – and the CPUD on
the site does not include this text); (f) grammatical changes; (g) use proper GMP language.
10. Rural Settlement Area District: (a) Make title all capitalized letters – to be consistent with the
format of other Districts; (b) restructure text; (c) add Sub-Element name.
E. IMMOKALEE AREA MASTER PLAN ELEMENT (IAMP)
1. Land Use Designation Description Section: (a) Add clarification that all of Immokalee is
designated Urban; (b) restructure/organizational change and addition – to read similar to the
FLUE and the three GGAMP Sub-Elements.
2. Urban – Mixed Use District: Add a title for the existing provision that allows commercial
development within a PUD that meets specified size and residential density thresholds.
3. Commercial – Mixed Use Subdistrict: Add essential services and other uses generally allowed
in the Urban area, similar to that allowed in the Residential Subdistricts.
4. Density Rating [System]: (a) Add missing word to title (System); (b) restructure text.
5. Density Rating System/Affordable Housing Bonus, By Public Hearing: Add text to read same
as in the FLUE and GGCS-E.
6. Density Rating System/Affordable Housing Bonus, By Right: (a) Add text to clarify the
applicable subdistricts and applicable base density; (b) restructure text; (c) delete unnecessary
text; (d) add text to indicate an LDC amendment is necessary to implement this density bonus (at
the time of the GMP amendment to create this by-right density bonus, the CCPC Staff Report
explained that an LDC amendment would be needed to implement this provision).
F. CONSERVATION AND COASTAL MANAGEMENT ELEMENT (CCME)
1. Policy 6.1.2b.: (a) Delete text so as to solely defer to standards in the North Belle Meade Overlay
in the FLUE. (That Overlay reflects the partial stipulated settlement agreement - between the
Board of County Commissioners, Florida Department of Community Affairs [now Department of
Commerce], Petitioners-in-Intervention and Respondents-in-Intervention, approved by the Board
on September 28, 2010 - and the subsequent GMP amendment adopted by Ord. No. 10-49 on
December 14, 2010, that incorporated the terms of the settlement agreement).
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G. PUBLIC FACILITIES ELEMENT/POTABLE WATER SUB-ELEMENT (PWS-E)
1. Policy 2.2: (a) Delete a term (“Hamlets”) to correlate with its deletion in the FLUE in 2021;
(b) delete a statement that the County doesn’t plan to serve the RLSA.
2. Policy 2.4: (a) Delete a term to correlate with its deletion in the FLUE in 2021.
3. Policy 5.1: (a) Delete a term to correlate with its deletion in the FLUE in 2021.
4. Policy 5.3: (a) Delete a term to correlate with its deletion in the FLUE in 2021.
H. PUBLIC FACILITIES ELEMENT/WASTEWATER TREATMENT SUB-ELEMENT
(WWTS-E)
1. Policy 1.2: (a) Delete a term (Hamlets) to correlate with its deletion in the FLUE in 2021;
(b) delete a statement that the County doesn’t plan to serve the RLSA.
2. Policy 1.5: (a) Delete a term to correlate with its deletion in the FLUE in 2021.
3. Policy 5.1: (a) Delete a term to correlate with its deletion in the FLUE in 2021.
4. Policy 5.3: (a) Delete a term to correlate with its deletion in the FLUE in 2021.
File location:
GMPA Staff Rpt Attachment – Text changes
G:\CDES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2023 GMPAs Large & SS\PL20230017521 Clean-up Changes - Text & Maps
dw/9&10&11-2022_3-2023_4-2024_6-2024__6/28/2024
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CCPC Staff Report Attachment – Map Changes
The Resolution/Ordinance Exhibit A maps reflect the changes noted and/or explained below.
I. FUTURE LAND USE ELEMENT (FLUE)
A. Countywide Future Land Use Map (FLUM)
Legend:
1. Move “Residential Density Bands” from under Urban Designation/Mixed Use District to under
Overlays and Special Features as the first entry [for proper organization].
2. Move “Ventana Pointe Residential Overlay” from under Urban Designation/Mixed Use District to
under Overlays and Special Features [for proper organization] as the entry between North Bell
Meade Overlay and NC Square Mixed Use Overlay.
3. Move “East Tamiami Trail Commercial Infill Subdistrict” from under Urban Designation/Mixed Use
District to under Urban Commercial District [for proper organization].
4. Delete the first “Road” in “Livingston Road/Radio Road Commercial Infill Subdistrict” to read
“Livingston/Radio Road Commercial Infill Subdistrict” [to correlate with the listing in text and on
the subdistrict map].
5. Urban-Rural Fringe Transition Area Overlay: Change “Area” to “Zone” [to correlate with the listing
in text and on the Overlay map].
6. Change Estates Designation and Conservation Designation to all caps (retain underline for both) [for
consistent format].
7. Industrial District (Urban): Change to all caps and bold – same font size as the other Districts [for
consistent format].
8. Rural Industrial District and Rural Settlement Area District: (a) Change to all caps and bold – same
font size as the other Districts; (b) relocate from below Rural Fringe Mixed Use District to below
Agricultural Rural Mixed Use District [for consistent format and proper organization].
9. Under Urban Designation/Mixed Use District: Change all text-based Subdistricts to title case;
relocate them to follow the mapped Subdistricts (maintain their present order – Business Park
Subdistrict is first and Transient Oriented Development Subdistrict is last); shift the Subdistrict
names to align with the mapped Subdistricts; in the space where map colors would otherwise be
located, insert “text only” [for consistent format, proper organization and clarity to the reader].
10. Under Urban Designation/Mixed Use District: Provide the complete name for Creekside Commerce
Park East Mixed Use Subdistrict [Ord. 2021-36 Exhibit A map was adopted with an incomplete
subdistrict name in the legend – omitted “East Mixed Use”].
11. Move “Radio Road Commercial Infill Subdistrict” from under Urban Designation/Mixed Use
District to under Urban Commercial District [for proper organization].
12. Add the word “Commercial” to the “Ivy Medical Center Subdistrict” to read “Ivy Medical Center
Commercial Subdistrict” [to correlate with the listing elsewhere in text and on the subdistrict map].
13. Under Urban Designation/Industrial District: change both text-based Subdistricts to title case; shift
the Subdistrict names to align with the mapped District; in the space where map colors would
otherwise be located, insert “text only” [for consistent format, proper organization and clarity to the
reader].
14. Under Urban Designation/Commercial District: Delete all three text-based Subdistricts (Business
Park, Research and Technology Park, Commercial Mixed Use) [to correlate with their deletion from
this District in the FLUE; all three remain under the Urban Mixed Use District].
15. Under Agricultural/Rural Mixed Use District: change the Rural Commercial Subdistrict to title case;
relocate it to follow the mapped Subdistrict; shift the Subdistrict name to align with the mapped
Subdistrict; in the space where map colors would otherwise be located, insert “text only” [for
consistent format, proper organization and clarity to the reader].
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16. Overlays and Special Features: Increase font size to same as Designations [for consistent format]; for
Collier Boulevard/Interstate 75 Innovation Zone Overlay, in the space where map colors would
otherwise be located, insert “See Overlay Map” [for consistent format and clarity to the reader]; for
these three text-based Subdistricts – Conversion of Commercial by Right, Strategic Opportunity
Sites, Transit Oriented Development - in the space where map colors would otherwise be located,
insert “text only” [for consistent format and clarity to the reader]; for US 41 East Overlay, replace
rectangular boundary identifier with text “See Overlay Maps.”
17. Notes at bottom of Legend: Modify Note (3), first sentence, to read, “Some Subdistricts and
Overlays are not depicted to scale”; add a note to read, “(6) Due to the thickness of lines denoting the
boundaries of the Agricultural/Rural Designation, Rural Fringe Mixed Use District, Rural Lands
Stewardship Area Overlay, North Belle Meade Overlay, Area of Critical State Concern Overlay,
underlying designations may be obscured.” [to provide clarity and understanding to the reader]
Map Face:
1. Corkscrew Island Neighborhood Commercial Subdistrict – relocate to proper location (NW corner of
Immokalee Road & Platt Road) and decrease size (it’s about 8 acres); and, add bold black line
around the perimeter denoting the RFMUD boundary [to reflect that this Subdistrict is excluded from
the RFMUD, it lies within the Agricultural Rural Mixed Use District].
2. Rural Industrial District and Basik Drive Storage Commercial Subdistrict along US 41 East – Add
bold black line around the perimeter denoting the RFMUD boundary [to reflect that both this District
and Subdistrict are excluded from the RFMUD, the subdistrict lies within the Agricultural Rural
Mixed Use District].
3. Change the strip of lands on south side of Green Blvd. from Estates Designation (brown) to Urban
Designation (yellow) [a correction to reflect the historical designation and zoning].
4. Add striping pattern of the Urban Residential Fringe Subdistrict within the Interchange and Mixed
Use Activity Centers lying on the east side of Collier Blvd. between Beck Blvd. and US 41 East [to
reflect and be consistent with the description in the Mixed Use and Interchange Activity Center
Subdistricts and for clarity to the reader].
5. Add striping pattern of the Urban Coastal Fringe Subdistrict within the Bayshore/Gateway Triangle
Redevelopment Overlay lying south of US 41 East [to reflect and be consistent with its historical
application and for clarity to the reader].
6. Add striping pattern of the Urban Coastal Fringe Subdistrict to the Mixed Use Activity Centers lying
south of US 41 East [to reflect and be consistent with the description in the Mixed Use Activity
Center Subdistrict and for clarity to the reader].
7. Note referencing RLSA inside text box in upper left-hand corner, below map title: Replace
“COLLIER COUNTY RURAL AND AGRICULTURAL AREA ASSESSMENT STEWARDSHIP
OVERLAY MAP” with “RURAL LANDS STEWARDSHIP AREA OVERLAY MAP” [for naming
consistency and clarity to the reader].
8. Remove US 41 East Overlay as it is nearly imperceptible (Overlay maps remain).
Map Title:
1. Change planning time period from 2012-2025 to 2024-2050. [This reflects the change proposed in
petition PL20220006512, adopted by BCC on 6/11/24, sent to/received by and deemed “complete”
by Florida Department of Commerce on 6/26/24, and anticipated to become effective 7/26/24.]
B. Livingston/Radio Road Commercial Infill Subdistrict Map - FLUE
1. Create this New subdistrict map. [The Subdistrict was adopted into the FLUE on 10/26/04 by Ord.
No. 04-71 but the Ord. only amended the countywide FLUM, it did not include a subdistrict map.
The site is zoned Lane Park PUD and is located at the NW corner of Radio and Livingston Roads.]
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C. Mixed Use & Interchange Activity Center Maps (A/C) - FLUE
1. A/C #1: (a) NE quadrant: adjust A/C boundary to add remaining C-2 zoning; (b) NW quadrant:
adjust A/C boundary to add remaining sliver of Piper Boulevard Medical Office Center PUD (at NE
corner of the PUD); (c) NW quadrant: add missing PUD name (Piper Boulevard Medical Office
Center).
2. A/C #3: (a) Update zoning to add Baumgarten MPUD in SE quadrant, update subdivision details
(streets, lots, lakes, etc.) and development; (b) revise A/C boundary to reflect that which is depicted
on the Baumgarten MPUD Master Plan [under the Master Planned Activity Center provision in the
FLUE, the A/C boundary may be reconfigured through the rezone process].
3. A/C #4: Update zoning to add Germain Immokalee CPUD, Blue Coral Apartments RPUD and
Naples Senior Center CFPUD – all outside of the A/C.
4. A/C #7: (a) Update zoning to change Hammock Park Commerce Center from CPUD to MPUD; and
add Amerisite CB & Carmen Drive 15 PUDs; (b) update subdivision details.
5. A/C #9: (a) Update zoning to add Vincent Acres RPUD and to expand Citygate PUD – both outside
A/C, and change “A” to “I” east of Tollgate PUD – in the A/C; (b) update subdivision details in
Citygate PUD – outside of A/C, and East Gateway PUD and I-75/Alligator Alley PUD – both in the
A/C; (c) revise to square off the A/C southern boundary in the Forest Glen PUD to follow the PUD
commercial tract as reflected in Ord. 99-69 [the existing A/C boundary reflects the boundary in the
original now-repealed Ord. 88-83].
6. A/C #11: SW quadrant: add missing PUD name “Walgreens.”
7. A/C #15: (a) Add missing PUD name “Zone”; (b) update labelling of development; (c) remove the
word “Addition” and associated striping and thin purple southern boundary [there is no need to
distinguish the original subdistrict boundary from the addition area].
8. A/C #16: Update zoning to reflect name changes to the two zoning overlays formerly known as
Bayshore Mixed Use District (BMUD) and Gateway Triangle Mixed Use District (GTMUD).
9. A/C #18: Correct the intersection road names to “Tamiami Trail (US 41) – Collier Boulevard (SR
951 & CR 951)” in the map title in upper right corner.
10. Activity Center Index Map: (a) Revise Activity Center boundaries for A/C #1, A/C #3 and A/C #9
to correlate with above changes; (b) modify boundaries for A/C #7 to reflect prior A/C expansions to
include the Amerisite CB PUD in the NE quadrant and Hacienda Lakes MPUD in the SE quadrant;
(c) revise Activity Center boundaries for A/C #9 to reflect previous GMP amendment to add +3.4
acres east of Tollgate PUD; (d) modify A/C #14 boundaries in SE quadrant to follow the boundaries
depicted on the A/C map; (e) revise A/C #15 boundaries to reflect the A/C expansion by Ord. 2019-
24, the adoption of the Golden Gate City Sub-Element (the “Addition” in NE quadrant).
D. Creekside Commerce Park East Mixed Use Subdistrict Map - FLUE
1. Revise title and legend to reflect complete subdistrict name. [The Ord. 2021-36 Exhibit A map was
adopted with an incomplete subdistrict name in the title and legend – omitted “East Mixed Use.”]
E. Immokalee Road Rural Village Overlay - FLUE
1. Re-create the map by County GIS staff using standard County format. [a petitioner’s map exhibit
was erroneously used as the Ordinance exhibit]. [Present map, prepared by a consulting firm as a
GMP amendment petition exhibit, was erroneously used as the Ordinance exhibit.]
2. Correct labelling of Everglades “Road” to “Blvd.”
F. Map FLUE-13, FLUE-14 and FLUE-15 - FLUE
1. Map FLUE-13: Change the title policy reference from “Policy 5.9, 5.10, 5.11, 5.12” to “Policy 5.11,
5.12, 5.13, 5.14” [to correlate with policy renumbering that occurred with a previous GMP
amendment].
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2. Map FLUE-14: Delete [no longer needed/applicable since substantial amendments to the Immokalee
Area Master Plan Element were adopted in 2019].
3. (a) Map FLUE-15: Change the title policy reference from “Policy 5.9, 5.10, 5.11, 5.12” to “Policy
5.11, 5.12, 5.13, 5.14” [to correlate with policy renumbering that occurred with a previous GMP
amendment]; (b) change the title to “Map FLUE-14” [to correlate with above deletion of the existing
“Map FLUE-14”].
G. Immokalee Road Interchange Residential Infill Subdistrict Map - FLUE
1. Revise title and legend to reflect the complete/accurate name of the subdistrict [to correlate with the
FLUE text].
H. North Belle Meade Overlay Map - FLUE
1. Change 578 acres from Sending Lands to Receiving Lands (a portion of Sections 29 and 32,
Township 49 South, Range 27 East) [to reflect the Hussey (Bert Harris claim) Settlement
Agreement].
I. Carman Drive Subdistrict Map - FLUE
1. Add “Residential” to Subdistrict name in title and legend, to read “Carman Drive Residential
Subdistrict” [to correlate with the FLUE text].
J. Davis-Radio Commercial Subdistrict Map - FLUE
1. Replace hyphen with slash in Subdistrict name in title and legend, to read “Davis/Radio Commercial
Subdistrict” [to correlate with the FLUE text].
K. Rural Lands Stewardship Area Overlay Map - FLUE
1. Add two approved Stewardship Receiving Areas (SRA): Town of Big Cypress; and, Collier Rod and
Gun Club at the Preserve Compact Rural Development.
2. Remove Longwater Village SRA. [That SRA is now part of the Town of Big Cypress.]
3. Remove Stewardship Sending Area (SSA) #16. [SSA was terminated in January 2024 by petitioner].
4. Add “Town of” to “Ave Maria SRA” to read “Town of Ave Maria SRA” for naming consistency.
II. GOLDEN GATE AREA MASTER PLAN ELEMENT/GOLDEN GATE CITY SUB-ELEMENT
(GGAMP/GGCS-E)
A. Golden Gate City FLUM
1. (a) Delete text boxes with subdistrict names on map face; (b) Delete “Addition” label and striping on
map face. (c) Delete “Addition” label in legend. (d) Modify map legend “note” to reference this sub-
element rather than the GGAMP. (e) Revise street name abbreviation for “Parkway” to read “Golden
Gate Pkwy.” (f) Revise map legend to add “Text Only” beside the three text-based subdistricts
(Commercial Mixed Use, Conversion of Commercial by Right, Transit Oriented Development).
B. Downtown Center Commercial Subdistrict Map
1. (a) In map legend, delete “addition” symbol. (b) On map face, delete “Addition” label and striping.
[There is no need to distinguish the original subdistrict boundary from the addition areas.]
C. Urban Mixed Use Activity Center Golden Gate Parkway and Coronado Parkway Map
1. (a) In map legend, delete “addition” symbol. (b) On map face, delete “Addition” label and striping.
[There is no need to distinguish the original subdistrict boundary from the addition area.]
D. Santa Barbara Commercial Subdistrict Map
1. (a) In map legend, delete “expansion” symbol and “Original” so as to denote the subdistrict with a
single striping pattern. (b) On map face, use a single striping pattern to denote the subdistrict. [There
is no need to distinguish the original subdistrict boundary from the expansion area.] (c) Revise street
names in Golden Gate Estates to reflect name changes from years ago (e.g. from 28th Avenue SW to
Painted Leaf Lane).
E. Government Public Services, Residential Tourist and Commercial Subdistrict Map
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1. (a) Create map with County identifiers and proper format and labelling. [Present map was prepared
by a consulting firm as an exhibit to the GMP amendment petition submitted to create this
subdistrict.] (b) Correct the legend to depict the pattern of all three parcels that comprise the
subdistrict (the map face depicts all three parcels, but the legend only depicts one).
III. GOLDEN GATE AREA MASTER PLAN ELEMENT/URBAN GOLDEN GATE ESTATES SUB-
ELEMENT (GGAMP/UGGES-E)
A. Urban Golden Gate Estates FLUM
1. (a) Modify map legend “note” to reference this sub-element rather than the GGAMP; (b) in map
legend, under Estates Designation/Mixed Use District: relocate the text-based “Conditional Uses
Subdistrict” to follow the mapped Subdistricts; shift the Subdistrict name to align with the mapped
Subdistricts; in the space where map colors would otherwise be located, insert “text”; (c) in map title
above the amendments box, add missing word “Estates” so as to read “Urban Golden Gate Estates
Future Land Use Map.”
IV. GOLDEN GATE AREA MASTER PLAN ELEMENT/RURAL GOLDEN GATE ESTATES SUB-
ELEMENT (GGAMP/RGGES-E)
A. Rural Golden Gate Estates FLUM
1. (a) Revise the legend to include the complete and correct name of the Immokalee Road/4th Street
N.E. Mixed Use Subdistrict. [the Ord. 2021-43 Exhibit A map was adopted with an incomplete
subdistrict name in the legend – omitted “N.E. Mixed Use” – and included a “-“ instead of “/”] (b)
Modify map legend “note” to reference this sub-element rather than the GGAMP; (c) in map legend,
under Estates Designation/Mixed Use District: relocate the text-based “Conditional Uses Subdistrict”
to follow the mapped Subdistricts; shift the Subdistrict name to align with the mapped Subdistricts;
in the space where map colors would otherwise be located, insert “text only”; (d) in map title above
the amendments box, add missing word “Estates” so as to read “Rural Golden Gate Estates Future
Land Use Map.”
B. Immokalee Road/4th Street N.E. Mixed Use Subdistrict Map
1. Revise the title and legend to include the complete and correct name of the subdistrict. [the Ord.
2021-43 Exhibit A map was adopted with an incomplete subdistrict name in the title and legend –
omitted “N.E. Mixed Use” – and included a “-“ instead of “/”]
C. Estates Shopping Center Subdistrict Conceptual Plan
1. Re-create the map by County GIS staff with County identifiers and proper format and labelling.
[Present map, prepared by a consulting firm with that firm’s name and logo and labelled as a GMP
amendment petition exhibit, was erroneously used as the Ordinance exhibit.]
V. IMMOKALEE AREA MASTER PLAN (IAMP)
A. Immokalee Area Master Plan FLUM
1. In Legend: (a) change the order of entries [to correlate with the IAMP text]; (b) insert “Text Only”
by the text-based Transit Oriented Development Subdistrict; (c) correct the title of
Recreational/Tourist Subdistrict; (d) correct the title of Lake Trafford/Camp Keais Strand System
Overlay.
2. In Amendments box: (a) add complete dates where missing and correct one date; (b) add missing
ordinance numbers.
File location:
GMPA Staff Rpt Attachment – Map changes
G:\CDES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2023 GMPAs Large & SS\PL20230017521 Clean-up Changes - Text & Maps
dw/Sep2022 – Jun2024__6/28/2024
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COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.2
Doc ID: 29352
Item Summary: PL20230002800 Golden Gate Golf Course PUDA - An Ordinance of the Board of County
Commissioners of Collier County, Florida amending Ordinance No. 2022-13, as amended, the Golden Gate Golf
Course Mixed-Use Planned Unit Development (MPUD) by removing the Public Use Tract and its allowed uses; by
increasing the acreage of the Community Facility Tract from 8.3+/- acres to 26.21+/- acres and adding adult day
care/health care as an accessory use planned for the Veteran's Nursing Home; by reducing the acreage of the Golf
Course Tract from 112+/- acres to 107.59+/- acres, by adding deviations relating to the Greenway and golf pro
shop; revising the Master Plan; and providing an effective date. The subject property, consisting of 171.6+/- acres,
is located on the southwest corner of Golden Gate Parkway and Collier Boulevard in Section 27, Township 49
South, Range 26 East, Collier County, Florida. [Coordinator: Ray Bellows, Zoning Manager]
Meeting Date: 08/01/2024
Prepared by:
Title: – Zoning
Name: Laura DeJohn
07/11/2024 2:49 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
07/11/2024 2:49 PM
Approved By:
Review:
Operations & Regulatory Management Donna Guitard Review Item Completed 07/17/2024 11:39 AM
Growth Management Community Development Department Diane Lynch GMD Approver Completed
07/17/2024 12:25 PM
Zoning Diane Lynch Review Item Skipped 07/17/2024 12:25 PM
Unknown Jaime Cook GMCDD Reviewer Completed 07/18/2024 12:16 PM
Zoning Ray Bellows Review Item Completed 07/18/2024 5:27 PM
Zoning Mike Bosi Division Director Completed 07/23/2024 7:44 AM
Growth Management Community Development Department Diane Lynch GMD Deputy Dept Head Skipped
07/23/2024 12:15 PM
Planning Commission Ray Bellows Meeting Pending 08/01/2024 9:00 AM
9.A.2
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PUDA-PL20230002800; Golden Gate Golf Course PUD Amendment Page 1 of 16
Revised: July 24, 2024
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: AUGUST 1, 2024
SUBJECT: PL20230002800; GOLDEN GATE GOLF COURSE MPUD (PUDA)
______________________________________________________________________________
PROPERTY OWNER/AGENT:
Owner:
Agent:
Collier County Board of County
Commissioners
3335 Tamiami Trail East
Naples, FL 34112
D. Wayne Arnold, AICP
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider an
amendment to Ordinance Number 2023-52 for the Golden Gate Golf Course Mixed-Use Planned
Unit Development (MPUD) to remove the Public Use Tract and its allowed uses, reverting it to
Golf Course Tract; to increase the Community Facility Tract from 8.3+ acres to 26.21+ acres and
to add adult day care/health care as an accessory use planned for the Veteran’s Nursing Home; to
reduce the Golf Course Tract acreage from 112+ to 107.5+ acres; and to add deviations to increase
maximum size of the golf pro shop and to reduce Greenway area as an alternative greenway design
consistent with Land Development Code (LDC) 5.05.15.
NOTE: The CCPC heard this petition on June 1, 2023, and approval was recommended
unanimously, however, the item did not proceed to a Board of County Commissioner (BCC)
hearing because of ongoing coordination between the County and state agency representatives
about the potential building envelop needed to accommodate the Veterans’ Nursing Home. The
resolution of that coordination is reflected in this updated PUD Amendment. To inform the
neighborhood of the changes, a second Neighborhood Information Meeting was held April 24,
2024.
GEOGRAPHIC LOCATION:
The subject property is located on the southwest corner of Golden Gate Parkway and Collier
Boulevard in Section 27, Township 49 South, Range 26 East, Collier County, Florida, consisting
of 171.6± acres (see Location Map on the following page and Aerial Image on page 6).
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Revised: July 24, 2024
PURPOSE/DESCRIPTION OF PROJECT:
On April 26, 2022, Ordinance No. 2022-13 was adopted, approving rezoning of the Golden Gate
Golf Course property from GC, RT, C-3, and C-4 with ST/W-1 to ST/W-3 Wellfield Risk
Management Special Treatment Overlays to Mixed Use Planned Unit Development (MPUD) with
ST/W-1 to ST/W-3 Overlays for a mix of uses on 171.6± acres, and repealing Ordinance Nos. 84-
78 and 99-56 relating to prior rezones.
The MPUD was amended on November 14, 2023, by Ordinance 2023-52 to allow for up to 215
multi-family rental dwelling units, including 22.8% of the total dwelling units (49 units) designated
as income-restricted, as an alternative to the currently allowable 158 hotel/motel units and 98
timeshare units.
Positioned along Golden Gate Parkway, the Public Use Tract and Community Facility Tract allow
for up to 75,000 square feet of government facilities and 120 group housing units.
This request is to eliminate the Public Use Tract at the northwest area of the property, reverting it
to a Golf Course Tract, while expanding the Community Facility Tract on the northeast side of the
property to include area that was previously designated a Golf Course Tract to better accommodate
construction of the State Veterans’ Nursing Home. The request includes:
• Elimination of the “Public Use” Tract and related uses and development regulations
• Expansion of the “Community Facility” Tract
• Addition of adult day care/health care as an accessory to the permitted 120 group housing units
within the Community Facility Tract
• Revised tree preservation calculations based on LDC requirements and modified conversion
areas.
• Two new deviations to increase maximum size of the golf pro shop and to reduce Greenway
area as an alternative greenway design consistent with LDC 5.05.15.
This requested PUD Amendment was first authorized by the Board of County Commissioners
(BCC) at its February 14, 2023, meeting. Initially, this PUD Amendment was heard by the CCPC
on June 1, 2023, and approval was recommended unanimously. However, the item did not proceed
to a BCC hearing because of ongoing coordination between the County and state agency
representatives about the potential building envelop needed to accommodate the Veterans’ Nursing
Home. The resolution of that coordination is reflected in this updated PUD Amendment. To
inform the neighborhood of the changes, a second Neighborhood Information Meeting was held
April 24, 2024.
See the following page for the PUD Master Plan as proposed.
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Revised: July 24, 2024
Proposed Amended PUD Master Plan
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SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses and zoning classifications for properties
surrounding the boundaries of the subject property, which is zoned Golden Gate Golf Course
MPUD, with ST/W-1, ST/W-2, and ST/W-3 Overlay:
North:
Golden Gate Parkway and single-family homes zoned Residential Single Family-
3 (RSF-3-ST/W-1) and condominium units zoned Residential Tourist (RT-ST/W-
1 and W-2). Beyond Golden Gate Parkway are single and multi-family residential
homes, zoned Residential Multi-Family-6 (RMF-6-ST/W-1 and W-2) with
Golden Gate Parkway Overlay – Downtown District (GGPOD-DT). At the
northwest corner of Golden Gate Parkway and Collier Boulevard is a gas station
and commercial plaza with a zoning designation of General Commercial (C-4)
District.
East: Collier Boulevard, beyond which are single-family homes zoned Estates (E-
ST/W-2 and W-3), with one property developed with a restaurant zoned
Commercial Convenience (C- 2-ST/W-2 and W-3).
South: Single-family residences zoned RSF-3-ST/W-1, W-2, and W-3 and Golden Gate
Canal, beyond which is undeveloped land zoned Golden Gate Commerce Park
PUD in Activity Center #9 with ST/W-3 and W-4 Overlay approved by Ord. Nos.
2000-15 and 2000-41 for a Commercial Tract with 240,000 s.f. Retail, 30,000 s.f.
office and 150 hotel rooms, and a Residential Tract with up to 343 dwellings at a
maximum density of 7 units per acre.
West:
Internal:
Single-family homes zoned Residential Single Family-3 (RSF-3-ST/W-1).
The Golden Gate Golf Course MPUD has two internal areas that are not part of
the MPUD: [1] County maintenance and utility facilities zoned Golf Course and
Recreational Use (GC), and [2] Par One multifamily residential community zoned
Residential Multi Family-16 (RMF-16).
An Aerial Image showing the vicinity is on the following page.
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Revised: July 24, 2024
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject site is designated on the Golden Gate City Future
Land Use Map (GGCFLUM) and in the Golden Gate City Sub-Element of the Golden Gate Area
Master Plan Element as Urban, Urban Mixed-Use District, Urban Residential Subdistrict. The
Urban Mixed-Use District is intended to accommodate a variety of residential and commercial
land uses, including single-family, multi-family, duplex, and mixed-use (Planned Unit
Development). The Urban Designation will also accommodate future non-residential uses,
including essential services defined by the most recently adopted Collier County Land
Development Code, including group care facilities. Furthermore, the proposed PUD change
redesignates the Public Use tract located at the northwestern corner of the PUD to Golf Course to
ensure consistency with the golf course conversion and limit development on the property since
both Public Use and Golf Course use are both permitted uses in the Urban Designation. Therefore,
the proposed changes are not significant changes to the previously approved uses, densities, or
intensities of the project. This petition is consistent with the Growth Management Plan's Future
Land Use Element (FLUE) (GMP).
Transportation Element: The Transportation Planning staff has reviewed the proposed changes.
The changes present no transportation-related issues for consistency. No significant changes to
uses are proposed, no changes to transportation impacts, and no impacts on the adjacent roadways.
Therefore, The Transportation Planning staff finds the petition consistent with the GMP.
Conservation and Coastal Management Element (CCME): Environmental review staff has
found this project to be consistent with the Conservation & Coastal Management Element
(CCME). The project site consists of 404 native trees within the conversion area; a minimum of
101 trees are required to be preserved. Additionally, the Greenway area will require 358 trees to
be retained/planted within the Greenway designated areas.
GMP Conclusion: The GMP is the prevailing document to support land use decisions, such as
this proposed PUD Amendment. Staff is required to make a recommendation regarding a finding
of consistency or inconsistency with the overall GMP as part of the recommendation for approval,
approval with conditions, or denial of any rezoning petition. The proposed PUD Amendment may
be deemed consistent with the GMP.
STAFF ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition, including the criteria
upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5,
Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and
Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as
“Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. The
CCPC uses these same criteria as the basis for their recommendation to the BCC, who in turn use
the criteria to support their action on the request. An evaluation relative to these subsections is
discussed below, under the headings PUD Findings and Rezone Findings. In addition, staff offers
the following analysis.
Environmental Review: Environmental Planning staff has reviewed the PUD petition to address
environmental concerns. The proposed amendment changes the scope of the project, which
modifies the preservation and greenway area tree counts. The amendment provides for a total of
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101 trees to be preserved on site (404 existing trees within the conversion area x 25% = 101 trees).
LDC section 5.05.15.G.2 requires a Greenway (open space area) to be provided, which requires
one native tree per 2,000 square feet of Greenway established; the modified plan will equate to
358 canopy trees to be preserved/installed within the Greenway area. The total tree preservation
amount will be a total of 459 native trees (101 preservation trees + 358 Greenway trees).
No listed animal species were observed on the property; however, seventeen tree cavities were
observed onsite. A Florida Bonneted Bat (Eumpos floridana) survey confirmed no tree cavities
were occupied by the bonneted bat; additional observations will be needed prior to approval of an
SDP, PPL or Early Work Authorization. The Florida Fish and Wildlife Conservation Commission
(FWC) wildlife data indicates the presence of Black Bear (Ursus americanus floridanus) in the
area. A black bear management plan will need to be included at PPL or SDP review. Stiff-leafed
wild-pine (Tillandsia fasciculata) and Northern needleleaf (Tillandsia balbisiana), listed as less
rare plants, have been observed on the property and will be protected in accordance with LDC
section 3.04.03.
This project does require Environmental Advisory Council (EAC) review, as this project did meet
the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier
County Codes of Laws and Ordinances. Specifically, the project is requesting a deviation to allow
the reduction of the Greenway from the required 35 percent of the gross area of conversion to
allow 32 percent of the gross area of conversion (LDC 5.05.15.G.2.b). Environmental Services
staff recommends approval of the petition.
Transportation Review: The Transportation Planning staff has reviewed the petition and
recommends approval of this request.
Landscape Review: Buffers labeled on the proposed PUD Master Plan are consistent with the
LDC.
Zoning Review: Zoning Division staff has evaluated the proposed changes and related intensity
and compatibility. The focus of this PUD Amendment is to eliminate the Public Use Tract
(reverting it to Golf Course Tract), expand the Community Facility Tract and, allow accessory
adult day care/health care with the allowable 120 group housing units, and deviate from the
required minimum Greenway area and maximum golf pro shop area.
A thorough zoning analysis was completed for review of the rezoning to MPUD (PL20210001047)
approved by Ordinance Number 2022-13.
The two relevant tracts proposed to change (Public Use and Community Facility) are oriented
toward Golden Gate Parkway, a corridor envisioned to accommodate a mix of residential and
commercial uses. The two tracts are proposed to remain designated “Government Public Services
and Residential Tourist Subdistrict” on the Master Plan and in the GMP's FLUE.
Reverting the Public Use Tract to a Golf Course Tract constitutes a reduction in intensity abutting
the single-family homes along 44th St SW to the west and along 43rd St SW to the east. To protect
these single-family residents, the Greenway in the vicinity of the Public Use Tract is to remain 100
feet in width as approved previously, and the PUD is amended to specify the restaurant and driving
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range that are allowed as accessory uses in the Golf Course Tract shall be located adjacent to
Collier Boulevard only.
Per LDC Section 5.05.15.G.2, Greenways are identified as a continuous strip of land set aside for
passive recreational uses, such as open space, nature trails, parks, playgrounds, golf courses, beach
frontage, disc golf courses, exercise equipment, and multi-use paths.
LDC section 5.05.15.G.2 establishes Greenway design standards, requiring a minimum Greenway
area of 35 percent of the gross area of the conversion project dedicated to the Greenway and a
minimum Greenway width of a minimum average width of 100 feet and no less than 75 feet at any
one location. The PUD is being amended to recognize a reduction from the standard 35 percent
of gross area of the conversion project to allow 32 percent. No change is proposed to the
previously approved Greenway; the deviation request is a result of the net change in conversion
area (4.4 acres of additional conversion) due to the expansion of the Community Facility tract.
In conjunction with the initial rezoning of the subject property to MPUD (PL20210001047), the
project and alternative greenway design were vetted through the Intent to Convert (ITC)
application review process, which included stakeholder outreach meetings (SOM) and a summary
report as required by the LDC and Collier County’s Administrative Code. The concepts of
retaining golf and converting a portion of the overall site to support affordable/workforce housing,
a potential veteran's nursing home, government offices, and intermediate commercial uses were
discussed with the stakeholders. Alternative pictures of passive recreation improvements for the
Greenways were presented during the ITC process. The proposed amendments to the Greenway
area have also been presented at a Neighborhood Information Meeting, as summarized on page 16
below and documented in Attachment C.
At the Board of County Commissioners (BCC) meeting of April 11, 2023, the BCC voted
unanimously to direct staff to study the provisions and implementation challenges of LDC Section
5.05.15, Conversion of Golf Courses, to make improvements and allow greater design flexibility.
Staff’s recommendations are proposed for consideration at the August 1, 2024, Planning
Commission meeting.
The proposed calculation of the Greenway area does not represent a reduction in the acreage
dedicated to Greenway; it remains 16.45 acres. With the Transportation and Greenway
commitments pasted below remaining in PUD Exhibit F, the intent of establishing a Greenway is
being maintained.
2. TRANSPORTATION
C. To promote walkability, pedestrian connectivity shall be provided between land uses and
Collier Boulevard and Golden Gate Parkway. Pedestrian access from the Greenway Tract
shall be provided to the " Residential," Public Use," “Golf Course,” and " Community
Facility" project development tracts.
7. GREENWAY
A. The passive recreation uses within the Greenway shall be identified at the time of plat or
site development plan approval for each conversion project. Such uses may include open
space, nature trails, a park, playground, exercise equipment, multi-use paths, or other
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passive recreational uses that were vetted at the Stakeholder Outreach Meetings or
approved by the Board of County Commissioners.
B. The lighting and building or structure setbacks within the Greenway are subject to LDC
section 5. 05. 15 H. Design Standards; however, the minimum average 50-foot setback and
no less than 35 feet at any one location from lands zoned residential shall not apply to the
shared common tract line between the Greenway tract and any internal conversion project
development tract. The setback requirements are applicable to the shared common tract
line between the Greenway tract and existing surrounding lands zoned residential.
C. The County shall be the maintenance entity for the Greenway until such time the Board of
County Commissioners elects to assign its responsibility to another entity. At the time of
subdivision plat approval, the Greenway shall be recorded as a tract of land along with a
recorded restrictive covenant and greenway maintenance easement over the conversion
project development tracts, where applicable.
An additional explanation of the staff’s analysis of the deviations from the required minimum
Greenway area and maximum golf pro shop area is provided on page 15 of this report.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria in addition to the
findings in LDC Section 10.02.08”:
1. The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
The request does not change or increase development intensities, so it will not place an
additional burden on the surrounding area, traffic access, drainage, sewer, water, or other
utilities.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense.
Documents submitted with the application, which were reviewed by the County Attorney’s
Office, demonstrate unified control of the property.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
County staff has reviewed this petition and determined it conforms to the relevant goals,
objectives, and policies of the GMP. The GMP Consistency portion of this staff report is
on page 7.
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4. The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering
and screening requirements.
Reverting the Public Use Tract to a Golf Course Tract constitutes a reduction in intensity
abutting the single-family homes along 44th St SW to the west and along 43rd St SW to
the east. To protect these single-family residents, the Greenway in the vicinity of the Public
Use Tract will remain 100 feet in width as approved previously, and the PUD is amended
to specify the restaurant and driving range that are allowed as accessory uses in the Golf
Course Tract shall be located adjacent to Collier Boulevard only. This will place the
restaurant and driving range in proximity to the hotel that has been approved for conversion
to up to 215 multifamily rental dwelling units per Ordinance 2023-52, concentrating higher
density and intensity development at the major intersection of Golden Gate Parkway and
Collier Boulevard.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
A deviation is requested from the standard in LDC Section 5.05.15.G.2. that the Greenway
area shall be 35% of gross area of the conversion project. The PUD is being amended to
recognize a reduction from the standard 35 percent of gross area of the conversion project
to allow 32 percent. No change is proposed to the previously approved Greenway; the
deviation request is a result of the net change in conversion area (4.4 acres of additional
conversion) due to the expansion of the Community Facility tract. The proposed
calculation of the Greenway area does not represent a reduction in the acreage dedicated
to Greenway; it remains 16.45 acres.
The justification for the 32 percent calculation is the uniqueness of the conversion project,
considering that the expanded conversion area for the Community Facility tract will
accommodate the proposed State Veterans’ Nursing Home.
The project is required to provide 30% open space, and the Master Plan indicates that 30%
will be provided onsite.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
N/A - The request does not increase potential development intensities.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
The area has adequate supporting infrastructure to accommodate this project. The PUD
boundary is not proposed to be modified. Expansion is not practical due to existing
development to the west and south and existing public roadways to the north and east.
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8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on a determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to the literal application of
such regulations.
Two new deviations from the Land Development Code (LDC) are proposed in connection
with this request to amend the MPUD. An additional explanation of staff’s analysis of the
deviations from the required minimum Greenway area and maximum golf pro shop area is
provided on page 15 of this report.
REZONE FINDINGS:
LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall show
that the planning commission has studied and considered proposed change in relation to the
following when applicable.”
1. Whether the proposed change will be consistent with the goals, objectives, and policies
of the Future Land Use Map and the elements of the GMP.
The petition has been found consistent with the goals, objectives, and policies of the FLUE
and other elements of the GMP. See the GMP Consistency portion of this staff report on
page 7.
2. The existing land use pattern.
The existing land use pattern is described in the Surrounding Land Use and Zoning section
on page 5 of this staff report. Reverting the Public Use Tract to a Golf Course Tract
constitutes a reduction in intensity abutting the single-family homes along 44th St SW to
the west and along 43rd St SW to the east. To protect these single-family residents, the
Greenway in the vicinity of the Public Use Tract will remain 100 feet in width as approved
previously, and the PUD is amended to specify the restaurant and driving range that are
allowed as accessory uses in the Golf Course Tract shall be located adjacent to Collier
Boulevard only. This will place the restaurant and driving range in proximity to the hotel
that has been approved for conversion to up to 215 multifamily rental dwelling units per
Ordinance 2023-52, concentrating higher density and intensity development at the major
intersection of Golden Gate Parkway and Collier Boulevard.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The property is currently zoned MPUD and would remain as such.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The existing district boundaries are logically drawn. This petition does not propose any
change to the boundaries of the PUD.
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5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
Through ongoing coordination with state agencies, it has been determined that construction
of the Florida State Veteran’s Nursing Home may not be feasible if the change is made to
accommodate it in the northeast portion of the site.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed PUD Amendment is not anticipated to adversely influence living conditions
in the neighborhood. It does not represent a change in overall uses or intensity of the
MPUD.
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.
N/A - The request does not change or increase potential development intensities.
8. Whether the proposed change will create a drainage problem.
N/A - The request does not change or increase potential development intensities.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
It is not anticipated the changes proposed to this PUD Amendment would seriously reduce
light or air to the adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
areas.
This is a subjective determination based upon anticipated results, which may be internal or
external to the subject property. Property valuation is affected by a host of factors,
including zoning; however, zoning by itself may or may not affect values since value
determination is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
The proposed change will not be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the public welfare.
The proposed PUD Amendment is consistent with policies of the GMP, so the proposed
amendment can be deemed to be in alignment with public welfare and not a grant of special
privilege.
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13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The subject property can be used in accordance with existing zoning; however, the
construction of the proposed State Veterans’ Nursing Home may not be feasible without
amending the PUD to accommodate the relocation of the proposed building.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
The proposed change is not out of scale with the needs of the neighborhood or the County,
as there is no change to increase intensity, uses, or associated development standards.
15. Whether it is impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
The petition was reviewed for compliance with the GMP and the LDC, and staff does not
review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
The request does not change or increase potential development intensities. Any
development anticipated would require considerable site alteration, and this project will
undergo extensive evaluation relative to all federal, state, and local development
regulations during the SDP and/or platting processes and again later as part of the building
permit process.
17. The impact of development on the availability of adequate public facilities and
services is consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The request does not increase potential development intensities. Therefore, no new impacts
to levels of service greater than previously analyzed at the time of prior zoning approvals
are anticipated.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in protecting public health, safety, and welfare.
To be determined by the Board during its advertised public hearing.
DEVIATION DISCUSSION:
The petitioner is seeking two new deviations from the requirements of the LDC. The deviations
are extracted from PUD Exhibit E and included with the Draft Ordinance. The petitioner’s
rationale and staff analysis/recommendation are outlined below.
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Proposed Deviation # 6: (Greenway area)
Deviation 6 seeks relief from LDC Section 5.05.15.G.2.b, which establishes the Greenway criteria,
“A minimum of 35 percent of the gross area of the conversion project shall be dedicated to the
greenway. The greenway shall have a minimum average width of 100 feet and no less than 75 feet
at any one location.” The deviation request is to allow 32 percent of the gross area of the
conversion project to be dedicated to the Greenway. The total conversion project is 51.71 +/- acres,
and the proposed Greenways are 16.5 +/- acres or 32 percent of the conversion project.
Petitioner’s Justification: This deviation is justified and considered an alternative design
authorized by the BCC due to the uniqueness of the conversion project. The conversion project
applies to areas identified for residential and community facilities. The prior approvals for the
Golden Gate Golf Course MPUD identified greenways in areas adjacent to external residential
dwelling units. The expanded conversion area for the community facility tract in which the
proposed State Veterans Home would be constructed does not abut any other residential uses other
than those adjacent to existing identified greenways. The previously approved greenways will
remain as previously approved and meet the intent of the greenway requirements by providing
adequate buffers and transition from the conversion area to the adjacent dwelling units.
Staff Analysis and Recommendation: Environmental staff recommends approval of the deviation
request. LDC Section 5.05.1.G.2.a. requires the Greenway to be established when conversion
areas abut existing residential uses; additionally, there is a BCC allowance for an alternative
design. The request meets both criteria. The expanded Community Facility Tract containing the
anticipated State Veteran’s Home is an alternative design to accommodate the proposed uses
within the tract. The Community Facility Tract does not abut existing residential uses; therefore,
Environmental Services Staff supports the deviation request to allow the Greenway to be reduced
from 35 percent of the gross area to 32 percent (16.5 acres) of the gross area of the proposed
conversion project.
Staff recommends APPROVAL, finding that, in compliance with LDC section 10.02.13.A.3., the
petitioner has demonstrated that “the element may be waived without detrimental effect on the
health, safety, and welfare of the community” and with LDC section 10.02.13.B.5.h, the petitioner
as demonstrated that the deviation is “justified as meeting public purposes to a degree at least
equivalent to literal application of such regulations.”
Proposed Deviation # 7: (Golf pro shop area)
Relief from LDC Section 2.03.09 A.1.b.3., Golf Course and Recreational Use District "GC," which
limits pro shops associated with golf courses to a maximum of 1,000 square feet, to instead allow
the pro shop associated with the golf course within the Golden Gate Golf Course MPUD to be a
maximum of 3,000 square feet.
Petitioner’s Justification: This deviation is justified for this MPUD as the golf course will be
open to the general public and will feature both the golf course, driving range, and teaching center,
all of which will utilize a common clubhouse building in which equipment sales associated with
the golf course uses will occur. Because the facility is open to the general public it will not have
limited private memberships as occur with most other golf courses in Collier County. The public
use necessitates a larger equipment sales area than would otherwise be required.
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Staff Analysis and Recommendation: The increase from 1,000 to 3,000 square feet in maximum
size of the pro shop associated with the golf course will expand the area serving the public who
use the golf course. Therefore, it is not a detriment to the community. The larger size of a 3,000-
square-foot pro shop meets the public purposes at least equivalent to, or greater than, having a
1,000-square-foot pro shop.
Staff recommends APPROVAL, finding that, in compliance with LDC section 10.02.13.A.3., the
petitioner has demonstrated that “the element may be waived without detrimental effect on the
health, safety, and welfare of the community” and with LDC section 10.02.13.B.5.h, the petitioner
as demonstrated that the deviation is “justified as meeting public purposes to a degree at least
equivalent to literal application of such regulations.”
NEIGHBORHOOD INFORMATION MEETING (NIM):
The agent conducted a NIM on April 24, 2024, at the Golden Gate Community Center Meeting
Room B, 4701 Golden Gate Parkway. The meeting commenced at approximately 5:30 p.m. and
ended at 5:49 p.m. Six attendees signed the attendance sheet. The meeting was also provided via
ZOOM.
Questions about the project related to aspects of the approved MPUD rather than the pending
petition, such as ingress/egress to the various tracts, conversion of the existing hotel complex to
rental apartments, including income restrictions, the existing condominium outside of the MPUD,
and the timing and operation of the golf course for public use by Arthrex. No concerns were raised.
See Attachment C for documentation of the NIM.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
This project does require Environmental Advisory Council (EAC) review, as this project did meet
the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier
County Codes of Laws and Ordinances. Specifically, the project is requesting a deviation to allow
the reduction of the Greenway from the required 35 percent of the gross area of conversion to
allow 32 percent of the gross area of conversion (LDC 5.05.15.G.2.b). Environmental Services
staff recommends approval of the petition.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office reviewed this staff report on July 10, 2024.
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC), acting as the
Environmental Advisory Council and the Local Planning Agency, forward Petition PUDA-
20230002800 to the Board of County Commissioners (BCC) with a recommendation of approval.
Attachments:
A. Draft Ordinance
B. Application/Backup Materials
C. NIM Documentation
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ORDINANCE NO. 2024 - ______
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.
2022-13, AS AMENDED, THE GOLDEN GATE GOLF COURSE
MIXED-USE PLANNED UNIT DEVELOPMENT (MPUD) BY
REMOVING THE PUBLIC USE TRACT AND ITS ALLOWED USES;
BY INCREASING THE ACREAGE OF THE COMMUNITY FACILITY
TRACT FROM 8.3± ACRES TO 26.21± ACRES AND ADDING ADULT
DAY CARE/HEALTH CARE AS AN ACCESSORY USE PLANNED FOR
THE VETERAN’S NURSING HOME; BY REDUCING THE ACREAGE
OF THE GOLF COURSE TRACT FROM 112± ACRES TO 107.59±
ACRES, BY ADDING DEVIATIONS RELATING TO THE
GREENWAY AND GOLF PRO SHOP; REVISING THE MASTER
PLAN; AND PROVIDING AN EFFECTIVE DATE. THE SUBJECT
PROPERTY, CONSISTING OF 171.6+/- ACRES, IS LOCATED ON THE
SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND
COLLIER BOULEVARD IN SECTION 27, TOWNSHIP 49 SOUTH,
RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PL20230002800]
WHEREAS, on April 26, 2022, the Board of County Commissioners approved Ordinance
No. 2022-13, which established the Golden Gate Golf Course Mixed-Use Planned Unit
Development (PUD); and
WHEREAS, on November 14, 2023, the Board of County Commissioners approved an
amendment to the Golden Gate Golf Course PUD to increase the allowed multi-family units to
215, with affordable housing; and
WHEREAS, the Board of County Commissioners of Collier County, Florida, desires to
amend Ordinance No. 2022-13, as amended, the Golden Gate Golf Course MPUD.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: Amendments to Exhibit A, List of Permitted Uses, of the MPUD Document
of Ordinance Number 2022-13, Golden Gate Golf Course, as amended.
Exhibits “A” through “F”, attached to Ordinance Number 2022-13, as amended, the Golden
Gate Golf Course MPUD, are hereby amended and replaced with Exhibits “A” through “F”,
attached hereto and incorporated by reference herein.
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SECTION TWO: Effective Date.
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this ______day of _____________________, 2024.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By:_________________________ By:_______________________________
Deputy Clerk Chris Hall, Chairman
Approved as to form and legality:
__________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachments: Exhibit A – Permitted Uses
Exhibit B – Development Standards
Exhibit C – Master Plan
Exhibit D – Legal Description
Exhibit E – Requested Deviations from LDC
Exhibit F – Developer Commitments
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EXHIBIT A
LIST OF PERMITTED USES Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMD), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the first Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply.
MAXIMUM INTENSITY/DENSITY: This MPUD shall be limited to the following: Residential Tract: 400 residential dwelling units Commercial Tract: 30,000 SF Public Use Tract: 75,000 SF government facilities and 120 group housing units Community Facility Tract: 120 group housing units, including adult day care/health care Golf Course Tract: Subject to limitations in EC and FD below Residential Tourist Tract: One of the following scenarios may be developed in the RT Tract: a. A maximum of 158 hotel/motel units b. A maximum of 98 timeshare or 215 multi-family rental dwelling units c. A maximum of 60,000 square feet of C-3 commercial uses
A maximum of 75,000 SF government facilities and 120 group housing units shall be permitted for the overall PUD. The uses are subject to a trip cap identified in Exhibit F of this MPUD. Residential development, within the Residential Tract, is subject to an Affordable Housing Agreement between the Developer and Collier County. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. RESIDENTIAL TRACT – PRINCIPAL USES: 1. Multi-Family residential dwelling units 2. Leasing offices B. RESIDENTIAL TRACT – ACCESSORY USES: 1. Customary accessory uses and structures, such as but not limited to, a clubhouse, pavilions, community gardens and courtyards for residents and their guests. 2. Water management facilities. 3. Indoor and outdoor recreational facilities and uses for residents and their guests, such as but not limited to greenways, swimming pools, playgrounds, and tennis courts. 4. Community center, for residents and their guests 5. Retail services that serve as an integral part of the multi-family development and for residents only, such as a coffee shop, yoga studio or market. 6. Greenways C. PUBLIC USE TRACT – PRINCIPAL USES:
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1. Administration of Public Health, Veteran’s Affairs, Environmental Quality, Land and Wildlife Conservation, Housing, Urban Planning and Community Development (9431 – 9451, 9511 – 9532, 9611 – 9651) 2. Administrative Service Facilities, General Government Services (9199) 3. Essential services, as defined by the LDC 4. Library 5. Museum 6. Park, Open Space and Recreational Uses, including golf courses and greenways 7. Park and Recreational Service Facilities 8. Property Appraiser Office (9311) 9. Safety Service Facilities 10. Group housing, compliance with 5.05.04 of the LDC, subject to FAR of .60 (see Exhibit E, Deviation #4). D. PUBLIC USE TRACT – ACCESSORY USES: 1. Accessory uses and structures that are incidental to the principal uses permitted in the Public Use Tract. 2. Greenways 3. Water management facilities EC. GOLF COURSE TRACT – PRINCIPAL USES: 1. Golf Course 2. Hiking trails, walkways, multi-use paths and observation decks 3. Passive recreational uses FD. GOLF COURSE TRACT – ACCESSORY USES: 1. Uses and structures that are incidental to uses listed in the Golf Course Tract . 2. Recreational facilities that serve as an integral part of the golf course, including but not limited to clubhouse, community center, driving range, shuffleboard courts, swimming pool, tennis facilities, snack shops and restrooms. 3. Pro shops with equipment sales, no greater than 13,000 square feet, associated with a golf course. 4. Water management, as allowed by the LDC. 5. Restaurants and driving range (located adjacent to Collier Boulevard only), associated with a golf course, 350 seats limited to the restaurant and bar area and provided that the hours of operation are no later than 12:00 a.m. Amplified indoor sound shall be permitted during business hours. The facility is subject to the Collier County Noise Ordinance. 6. Maintenance facilities and buildings. 7. Greenways GE. COMMERCIAL TRACTS – PRINCIPAL AND ACCESSORY USES: Parcel A: All permitted principal and accessory uses listed within the C-3 ‘Commercial Intermediate Zoning District’. Parcel B: All permitted principal and accessory uses listed within the C-4 ‘Commercial General Zoning District’.
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Packet Pg. 175 Attachment: Att A - Ordinance 070224 GGGC (29352 : PL20230002800 Golden Gate Golf Course PUDA)
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HF. COMMUNITY FACILITY USE TRACT – PRINCIPAL USES 1. Group Housing, compliance with 5.05.04 of the LDC, subject to FAR of .60 (see Exhibit E, Deviation #4), including nursing and personal care facilities (8051 – 8059) 2. Non-residential uses including: a. Essential services b. Parks, open space and recreational uses c. Childcare centers d. Community facility uses such as schools, libraries, safety service facilities, and community centers. e. Communication and utility facilities 3. Any other principal use, which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (“BZA”) or the Hearing Examiner by the process outlined in the LDC. IG. COMMUNITY FACILITY USE TRACT – ACCESSORY USES: 1. Accessory uses and structures that are incidental to the principal uses permitted in the Community Facility Use District. 2. Medical doctor offices, rehabilitation facilities, adult day care/health care 3. Indoor and outdoor recreational facilities 4. Cafeterias and restaurants for use of residents and guests only. 5. Greenways 6. Water management, as allowed by the LDC. JH. RESIDENTIAL TOURIST TRACT – PRINCIPAL USES 1. Multi-family rental dwelling units 2. Hotels, motels 3. Time share facilities 4. C-3, Commercial Intermediate Zoning District permitted uses 5. Any other principal use, which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (“BZA”) or the Hearing Examiner by the process outlined in the LDC. KI. RESIDENTIAL TOURIST TRACT – ACCESSORY USES: 1. Accessory uses and structures that are incidental to the principal uses permitted in the Residential Tourist and C-3 ‘Commercial Intermediate’ Zoning Districts. 2. Shops, personal service establishments, eating or drinking establishments, dancing and staged entertainment facilities, meeting rooms and auditoriums, where such uses are an integral part of an apartment hotel, hotel or motel. 3. Leasing office
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Packet Pg. 176 Attachment: Att A - Ordinance 070224 GGGC (29352 : PL20230002800 Golden Gate Golf Course PUDA)
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EXHIBIT B
LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standard s tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat.
TABLE I
PUBLIC USE TRACT DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA 10,000 square feet N/A
MINIMUM LOT WIDTH 100 feet N/A
MINIMUM YARDS (EXTERNAL) From Golden Gate Parkway *1 0 feet 0 feet From Abutting Residential Properties 100 feet 50 feet average, however no less than 35 feet at any one location From Greenways 0 feet 0 feet
MINIMUM YARDS (INTERNAL) Internal Drives (Measured from back of curb) 10 feet 10 feet Lakes (measured from the Lake Maintenance Easement) 5 feet 5 feet
MINIMUM DISTANCE BETWEEN
STRUCTURES
10 feet 10 feet
MAXIMUM HEIGHT Zoned 45 feet 35 feet Actual 55 feet 45 feet
MINIMUM FLOOR AREA (FIRST
FLOOR) 1,000 square feet N/A *1 All projects providing a front yard setback greater than zero feet must accommodate pedestrians, bicyclists, or be designed with a combination of planting, seating and hardscaped areas. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations.
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TABLE III
RESIDENTIAL TRACT DEVELOPMENT STANDARDS
PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA N/A N/A
MINIMUM LOT WIDTH N/A N/A
MINIMUM LOT DEPTH N/A N/A
MINIMUM SETBACKS From Collier Boulevard 25 feet 15 feet From Abutting Residential (Western Tract Boundary) *1 80 feet 50 feet average, however no less than 35 feet at any one location From Southern PUD Boundary 25 feet 10 feet From Greenway 0 feet 0 feet From Internal Drives (Measured from the back of curb) 15 feet 15 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 0 feet
MINIMUM DISTANCE BETWEEN STRUCTURES 20 feet 10 feet
MAXIMUM HEIGHT Multi-Family: Zoned Actual 45 feet 55 feet 35 feet 45 feet Multi-Family for Seniors: Zoned Actual 85 feet 95 feet 35 feet 45 feet
MINIMUM FLOOR AREA (PER UNIT) 600 square feet N/A Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations.
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TABLE IIIII
GOLF COURSE TRACT DEVELOPMENT STANDARDS
PRINCIPAL
USES ACCESSORY USES
MINIMUM LOT AREA N/A N/A
MINIMUM LOT WIDTH N/A N/A
MINIMUM LOT DEPTH N/A N/A
MINIMUM SETBACKS *2 From Collier Boulevard 0 feet 50 feet From Western PUD Boundary 0 feet 50 feet average, however no less than 35 feet at any one location From Southern Golf Course Tract Boundary 0 feet 50 feet From Northern Golf Course Tract Boundary 0 feet 50 feet From Greenway 0 feet 0 feet From Internal Drives (Measured from the back of curb) 0 feet 0 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 5 feet
MINIMUM DISTANCE BETWEEN STRUCTURES
MAXIMUM HEIGHT *1 Zoned 35 feet 35 feet Actual 45 feet 45 feet
MINIMUM FLOOR AREA N/A N/A *1 Netting and supporting infrastructure for golf driving range are exempt from maximum height limitations listed above but will not exceed 200 feet. Non-parking lot lighting for the driving range will be limited to 60’ in height. *2 Clubhouse, maintenance building, driving range, restaurants and pro shop uses shall be a minimum of 50 feet from external residential uses. Cart paths, Ppitch and chip practice area and putting greens are not subject to the 50 foot setback. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations.
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Packet Pg. 179 Attachment: Att A - Ordinance 070224 GGGC (29352 : PL20230002800 Golden Gate Golf Course PUDA)
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TABLE IVIII
COMMERCIAL TRACT DEVELOPMENT STANDARDS
PRINCIPAL
USES
ACCESSORY
USES
MINIMUM LOT AREA N/A N/A
MINIMUM LOT WIDTH N/A N/A
MINIMUM LOT DEPTH N/A N/A
MINIMUM SETBACKS From Collier Boulevard *1 25 feet 20 feet From Golden Gate Parkway *1, 2 20 feet 20 feet From Western Tract Boundary 15 feet 15 feet From Northern Golf Course Tract Boundary 0 feet 0 feet From Internal Drives (Measured from the back of curb) 10 feet 0 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 0 feet
MINIMUM DISTANCE BETWEEN STRUCTURES
MAXIMUM HEIGHT Zoned 35 feet 35 feet Actual 45 feet 35 feet
MINIMUM FLOOR AREA 1,000 SF 1,000 SF
*1 All projects providing a front yard setback greater than zero feet must accommodate pedestrians, bicyclists, or be designed with a combination of planting, seating and hardscaped areas. *2 Parcel B – Zero foot front yard setback Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations.
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Packet Pg. 180 Attachment: Att A - Ordinance 070224 GGGC (29352 : PL20230002800 Golden Gate Golf Course PUDA)
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TABLE IV
COMMUNITY FACILITY TRACT DEVELOPMENT STANDARDS
PRINCIPAL
USES
ACCESSORY
USES
MINIMUM LOT AREA N/A N/A
MINIMUM LOT WIDTH N/A N/A
MINIMUM LOT DEPTH N/A N/A
MINIMUM SETBACKS From Collier Boulevard 25 feet 20 feet From Western PUD Boundary *1 100 feet 50 feet From Northern Golf Course Tract Boundary 0 feet 0 feet From Greenway 0 feet 0 feet From Internal Drives (Measured from the back of curb) 10 feet 0 feet From Lakes (measured from the Lake Maintenance Easement) 0 feet 0 feet
MINIMUM DISTANCE BETWEEN STRUCTURES
MAXIMUM HEIGHT Zoned 35 feet 35 feet Actual 45 feet 35 feet
MINIMUM FLOOR AREA 1,000 SF 1,000 SF
*1 Non-Golf Course Uses permitted within the Greenway in accordance with LDC Section 5.05.15 H.2 shall have an average 50 foot setback from abutting residential zoned property and no less than 35 feet at anyone location. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations.
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Packet Pg. 181 Attachment: Att A - Ordinance 070224 GGGC (29352 : PL20230002800 Golden Gate Golf Course PUDA)
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TABLE VI
RESIDENTIAL TOURIST TRACT DEVELOPMENT STANDARDS
HOTEL/MOTEL/TIMESHARE/
MULTI-FAMILY USES *3 COMMERCIAL USES *3 PRINCIPAL ACCESSORY PRINCIPAL ACCESSORY
MINIMUM LOT AREA 1 Acre N/A 10,000 SF N/A
MINIMUM LOT WIDTH 150 feet N/A 75 feet N/A
MINIMUM LOT DEPTH N/A N/A N/A N/A
MINIMUM SETBACKS From Golden Gate Parkway *1 20 feet 10 feet 25 feet 25 feet From Internal PUD Boundary 0 feet 0 feet 0 feet 0 feet From Southern Golf Course Tract Boundary *2 0 feet 0 feet 0 feet 0 feet From RT Zoned Property 15 feet 0 feet 15 feet 15 feet From Internal Drives (Measured from the back of curb) 10 feet 0 feet 10 feet 10 feet
MINIMUM DISTANCE BETWEEN
STRUCTURES N/A N/A 10 feet 10 feet
MAXIMUM HEIGHT Zoned*4 100 feet or 10 stories N/A 50 feet 50 feet
MINIMUM FLOOR AREA *5 250 SF N/A 700 SF N/A *1 All projects providing a front yard setback greater than zero feet must accommodate pedestrians, bicyclists, or be designed with a combination of planting, seating and hardscaped areas. *2 Golf course tract boundary is not considered a front yard. *3 If redevelopment occurs on the Residential Tourist Tract, with uses permitted within the C-3 zoning district, then the C-3 development standards will be applicable. *4 If developed with more than 98 rental dwelling units the height shall be reduced to a zoned height of 60 feet and an actual height of 75 feet. *5 Pursuant to Section 6 Paragraph 13 of Ordinance No. 2004-58 as amended and as codified in Sec. 22-231.13 of the Code of Laws and Ordinances, the minimum unit size for a Multi-family dwelling unit is 250 square feet New hotel/motel/timeshare units shall comply with the minimum size requirements in county ordinances. Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a list of deviations.
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Packet Pg. 182 Attachment: Att A - Ordinance 070224 GGGC (29352 : PL20230002800 Golden Gate Golf Course PUDA)
C.R. 951 (COLLIER BOULEVARD)GOLDEN GATE PARKWAY"COMMERCIAL"TRACT (PARCEL A)29'20' TYPE 'D' LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFERPOTENTIALPEDESTRIAN ACCESS81'61'PEDESTRIANACCESS100' BUILDINGSETBACK /GREENWAYGREENWAY100'100'PEDESTRIANACCESSPEDESTRIANACCESSPEDESTRIANACCESS"GOLF COURSE" TRACT"RESIDENTIAL" TRACTVEHICULARACCESSVEHICULARACCESSVEHICULARACCESSVEHICULARACCESSPUD BOUNDARYTRACTLINEPUD BOUNDARYVEHICULARACCESSTRACTLINE"COMMUNITYFACILITY"TRACT"GOLF COURSE"TRACT"GOLFCOURSE"TRACTVEHICULARACCESSGREENWAY10' TYPE 'A'LANDSCAPE BUFFER"COMMERCIAL"TRACT(PARCEL B)"RESIDENTIALTOURIST"TRACTVEHICULAR ACCESS15' TYPE 'B'LANDSCAPE BUFFER20' TYPE 'D'LANDSCAPE BUFFER"GOLF COURSE"TRACT0300600SCALE IN FEETEXCLUDED FROM PUDGREENWAY - 16.45± ACRESLEGENDROW RESERVATIONWATER MANAGEMENTGradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380DEVIATION#1111111222243GOVERNMENT PUBLIC SERVICES ANDRESIDENTIAL TOURIST SUBDISTRICT30' EASEMENT FORACCESS ROAD(O.R. BOOK 4100, PAGE 3543)41ST ST SW29TH PL SW
44TH ST
SW44TH ST SWZONED: RSF-3ZONED: RSF-3ZONED: RSF-3 ZONED: RSF-3ZONED: RT43RD ST SW42ND ST SW25TH AVE SW 27TH CT SW45GENERAL SITE NOTES1. INTERNAL THOROUGHFARES, INTERNAL PEDESTRIAN ACCESS WAYS, & INTERCONNECTING ROADWAYS WILL BE DETERMINED AT TIME OF DEVELOPMENTORDER.2. WATER MANAGEMENT AREAS ARE CONCEPTUAL AND WILL BE FINALIZED AT TIME OF DEVELOPMENT ORDER.667622229.A.2.bPacket Pg. 183A -
GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380NOTES1. THIS PLAN IS CONCEPTUAL IN NATURE ANDIS SUBJECT TO MINOR MODIFICATION DUETO AGENCY PERMITTING REQUIREMENTS.DEVIATIONS FROM LDC (SEE EXHIBIT E)1. SECTION 4.07.02 B.2., “DESIGN REQUIREMENTS”2. SECTION 4.06.02 A., “BUFFER REQUIREMENTS"3. SECTION 4.05.04 G., “PARKING SPACE REQUIREMENTS”4. SECTION 5.05.04 D.1., "GROUP HOUSING"5. SECTION 4.05.04, TABLE 17, “PARKING SPACE REQUIREMENTS”6.SECTION 5.05.15 G.2.B., CONVERSION OF GOLF COURSES7.SECTION 2.03.09 A.1.B.3., GOLF COURSE AND RECREATIONAL USE DISTRICT "GC"SITE SUMMARYTOTAL SITE AREA: 171.6± ACRECOMMERCIAL2.2± AC (1%)RESIDENTIAL TOURIST 6.1± AC (3%)RESIDENTIAL25.5± AC (15%)*COMMUNITY FACILITY8.326.21± AC (515%)*PUBLIC USE13.5± AC (8%)*GOLF COURSE112.0107.59 ± AC (6563%)*ROW RESERVATION 4.0± AC (3%)*INCLUDES GREENWAYS (TOTAL GREENWAY PROVIDED = 16.45± ACRES (715,562 S.F.))GREENWAY ACREAGE:RESIDENTIAL 3.79 ± ACCOMMUNITY FACILITY4.30± ACPUBLIC USE1.67± ACGOLF COURSE6.6912.66± ACCOMMERCIAL:MAXIMUM 30,000 S.F.RESIDENTIAL TRACT: MAXIMUM 400 DWELLING UNITSPUBLIC USE:MAXIMUM 75,000 S.F. GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS*COMMUNITY FACILITY: 120 GROUP HOUSING UNITS*RESIDENTIAL TOURIST: ONE OF THE FOLLOWING SCENARIOS MAY BE DEVELOPED IN THE RT TRACT:A. A MAXIMUM OF 158 HOTEL/MOTEL UNITSB. A MAXIMUM OF 98 TIMESHARE OR 215 MULTI-FAMILY RENTAL DWELLING UNITS ANDC. A MAXIMUM OF 60,000 SQUARE. FEET. OF C-3 COMMERCIAL USES.*A MAXIMUM OF 75,000 S.F. GOVERNMENT FACILITIES AND 120 GROUP HOUSING UNITS SHALL BE PERMITTED FOR THE OVERALL PUD.OPEN SPACE:REQUIRED: 30%PROVIDED: 30%TREE PRESERVATION (SEE EXHIBIT F, ITEM 3.A.):REQUIRED: 571101 TREES (2,285404 EXISTING TREES (LOCATED WITHIN THE COMMUNITY FACILITY TRACT AND RESIDENTIAL TRACT WHICH ARE CONVERTED FROMGOLF COURSE) X 25% = 571101)PROVIDED:571101 TREES (TO BE LOCATED IN THE COMMUNITY FACILITY TRACT AND RESIDENTIAL TRACT OR MADE UP ELSEWHERE ON-SITE AS DETERMINED ATTIME OF SDP CONSISTENT WITH THE PROVISIONS OF LDC SEC. 3.05.07.A.2.358 CANOPY TREES WITHIN GREENWAY (715,562 S.F. / 2,000 S.F. X 1 ))GREENWAY CANOPY TREES (SEE EXHIBIT F, ITEM 3.A.):REQUIRED:358 TREES (715,562 S.F. / 2,000 S.F. X 1 TREE )PROVIDED:358 TREES9.A.2.bPacket Pg. 184A -
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EXHIBIT D
LEGAL DESCRIPTION BEING A PORTION OF BLOCK 1, AND ALL OF TRACT "A", AND TRACT "B", GOLDEN GATE UNIT 1, PLAT BOOK 5, PAGES 60 THROUGH 64, ALL OF TRACT "A" GOLDEN GATE UNIT 8 PART 1, PLAT BOOK 5, PAGES 147 THROUGH 151, AND A PORTION OF TRACT "A", GOLDEN GATE UNIT 8 PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112, ALL OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHEAST CORNER OF TRACT "A", GOLDEN GATE UNIT 1, PLAT BOOK 5, PAGES 60 THROUGH 64, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, THE SAME BEING A POINT ON THE WEST RIGHT-OF-WAY OF COLLIER BOULEVARD; THENCE ALONG SAID RIGHT-OF-WAY, SOUTH 00°28'56" EAST, A DISTANCE OF 5,145.44 FEET TO THE SOUTHEAST CORNER OF TRACT "A", GOLDEN GATE UNIT 8 PART 1, PLAT BOOK 5, PAGES 147 THROUGH 151, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE BOUNDARY OF SAID TRACT "A" FOR THE FOLLOWING SIX (6) COURSES AND DISTANCES, 1) SOUTH 87°55'11" WEST, A DISTANCE OF 335.06 FEET; 2) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 258.71 FEET TO A POINT ON A CURVE TO THE LEFT; 3) THENCE NORTHWESTERLY 79.93 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 50.00 FEET, A CENTRAL ANGLE OF 91°35'35", (CHORD BEARING NORTH 46°16'54" WEST, A DISTANCE OF 71.69 FEET); 4) THENCE SOUTH 87°55'09" WEST, A DISTANCE OF 233.53 FEET; 5) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 1,294.31 FEET TO A POINT ON A CURVE TO THE LEFT; 6) THENCE NORTHWESTERLY 335.72 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 91°35'44", (CHORD BEARING NORTH 46°17'01" WEST, A DISTANCE OF 301.09 FEET) TO A POINT ON THE BOUNDARY OF TRACT "A", GOLDEN GATE UNIT 8 PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112 OF SAID PUBLIC RECORDS; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING SEVENTEEN (17) COURSES AND DISTANCES, 1) SOUTH 87°55'09" WEST, A DISTANCE OF 1,404.72 FEET TO A POINT ON A NON TANGENTIAL CURVE TO THE LEFT; THENCE NORTHERLY 282.64 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 712.77 FEET, A CENTRAL ANGLE OF 22°43'13", (CHORD BEARING NORTH 12°07'31" WEST, A DISTANCE OF 280.79 FEET); 2) THENCE NORTH 23°29'07" WEST, A DISTANCE OF 994.26 FEET; 3) THENCE NORTH 66°30'53" EAST, A DISTANCE OF 600.00 FEET; 4) THENCE SOUTH 23°29'07" EAST, A DISTANCE OF 543.32 FEET TO A POINT ON A CURVE TO THE LEFT; 5) THENCE SOUTHEASTERLY 556.70 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 465.00 FEET, A CENTRAL ANGLE OF 68°35'44", (CHORD BEARING SOUTH 57°47'00" EAST, A DISTANCE OF 524.05 FEET); 6) THENCE NORTH 87°55'09" EAST, A DISTANCE OF 655.68 FEET TO A POINT ON A CURVE TO THE LEFT; 7) THENCE NORTHEASTERLY 324.02 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 88°24'14", (CHORD BEARING NORTH 43°43'02" EAST, A DISTANCE OF 292.82 FEET); 8) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 661.52 FEET TO A POINT ON A CURVE TO THE LEFT; 9) THENCE NORTHWESTERLY 219.91 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 60°00'00", (CHORD BEARING NORTH 30°29'07" WEST, A DISTANCE OF 210.00 FEET); 10) THENCE NORTH 60°29'07" WEST, A DISTANCE OF 715.08 FEET TO A POINT ON A CURVE TO THE LEFT; 11) THENCE WESTERLY 194.26 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 53°00'00", (CHORD BEARING NORTH 86°59'05" WEST, A DISTANCE OF 187.41 FEET); 12) THENCE SOUTH 66°30'53" WEST, A DISTANCE OF 600.52 FEET TO A POINT ON A CURVE TO THE LEFT; 13) THENCE SOUTHERLY 329.86 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00'00", (CHORD BEARING SOUTH 21°30'51" WEST, A DISTANCE OF 296.98 FEET); 14) THENCE SOUTH 23°29'07" EAST, A DISTANCE OF 100.00 FEET; 15) THENCE SOUTH 66°30'53" WEST, A DISTANCE OF 600.00 FEET; 16) THENCE NORTH 23°29'07" WEST, A DISTANCE OF 25.00 FEET TO A POINT ON A CURVE TO THE RIGHT; 17) THENCE NORTHERLY 487.72 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 1,215.00 FEET, A CENTRAL ANGLE OF 23°00'00", (CHORD BEARING NORTH 11°59'06" WEST, A DISTANCE OF 484.45 FEET); THENCE ALONG SAID
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Packet Pg. 185 Attachment: Att A - Ordinance 070224 GGGC (29352 : PL20230002800 Golden Gate Golf Course PUDA)
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BOUNDARY AND THE PROLONGATION THEREOF, NORTH 00°29'07" WEST, A DISTANCE OF 1,665.00 FEET TO THE NORTHWEST CORNER OF TRACT "B", GOLDEN GATE UNIT 1, PLAT BOOK 5, PAGES 60 THROUGH 64, OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY OF SAID TRACT "B" FOR THE FOLLOWING FOUR (4) COURSES AND DISTANCES, 1) NORTH 89°30'53" EAST, A DISTANCE OF 605.00 FEET; 2) THENCE SOUTH 00°29'07" EAST, A DISTANCE OF 475.00 FEET TO A POINT ON A CURVE TO THE LEFT; 3) THENCE SOUTHEASTERLY 329.87 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00'00", (CHORD BEARING SOUTH 45°29'07" EAST, A DISTANCE OF 296.98 FEET) TO A POINT ON THE BOUNDARY OF TRACT "A" OF THE AFOREMENTIONED GOLDEN GATE UNIT 8 PART 2; THENCE ALONG SAID BOUNDARY, NORTH 89°30'53" EAST, A DISTANCE OF 510.00 FEET TO A POINT ON THE BOUNDARY OF TRACT "A" OF THE AFOREMENTIONED GOLDEN GATE UNIT 1, THE SAME BEING A POINT ON A CURVE TO THE LEFT; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING THREE (3) COURSES AND DISTANCES, 1) NORTHEASTERLY 329.87 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 210.00 FEET, A CENTRAL ANGLE OF 90°00'00", (CHORD BEARING NORTH 44°30'53" EAST, A DISTANCE OF 296.98 FEET); 2) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 475.00 FEET; THENCE NORTH 89°30'53" EAST, A DISTANCE OF 893.76 FEET TO THE NORTHWEST CORNER OF GOLF CREST OF NAPLES, A CONDOMINIUM, OFFICIAL RECORDS BOOK 779, PAGE 358 OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY OF SAID GOLF CREST OF NAPLES FOR THE FOLLOWING SEVEN (7) COURSES AND DISTANCES, 1) SOUTH 33°25'57" EAST, A DISTANCE OF 101.54 FEET; 2) THENCE SOUTH 07°30'43" WEST, A DISTANCE OF 242.09 FEET; 3) THENCE SOUTH 67°56'47" EAST, A DISTANCE OF 49.29 FEET; 4) THENCE NORTH 89°30'13" EAST, A DISTANCE OF 138.41 FEET; 5) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 190.41 FEET; 6) THENCE NORTH 12°46'13" EAST, A DISTANCE OF 60.02 FEET; 7) THENCE NORTH 00°29'07" WEST, A DISTANCE OF 94.98 FEET TO A POINT ON THE NORTH LINE OF THE AFOREMENTIONED TRACT "A" OF SAID GOLDEN GATE UNIT 1; THENCE ALONG SAID NORTH LINE FOR THE REMAINING TWO (2) COURSES AND DISTANCES, 1) NORTH 89°30'53" EAST, A DISTANCE OF 89.50 FEET; 2) THENCE SOUTH 75°29'07" EAST, A DISTANCE OF 80.23 FEET TO THE POINT OF BEGINNING.
LESS AND EXCEPT PARCEL BEING THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4098, PAGE 3967 AND PAGE 1131, PAGE 1230 ALSO BEING A PORTION OF TRACT "A", GOLDEN GATE UNIT 8 PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112, ALL OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF TRACT "A", GOLDEN GATE UNIT 8, PART 2, PLAT BOOK 9, PAGES 107A THROUGH 112, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID TRACT "A", SOUTH 00°29'07" EAST, A DISTANCE OF 649.27 FEET; THENCE NORTH 89°30'53" EAST, DEPARTING SAID WEST LINE A DISTANCE OF 336.31 FEET TO A POINT ON THE BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 1131, PAGE 1230, OF SAID PUBLIC RECORDS AND THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED; THENCE ALONG THE BOUNDARY OF SAID LANDS FOR THE FOLLOWING TWO (2) COURSES AND DISTANCES, 1) NORTH 03°16'23" EAST, A DISTANCE OF 183.92 FEET; 2) THENCE NORTH 10°35'02" EAST, A DISTANCE OF 113.36 FEET TO A POINT ON THE BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4098, PAGE 3967 OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY OF SAID LANDS FOR THE FOLLOWING FIVE (5) COURSES AND DISTANCES, 1) NORTH 00°44'11" WEST, A DISTANCE OF 16.91 FEET; 2) THENCE NORTH 12°22'36" EAST, A DISTANCE OF 31.94 FEET TO A POINT ON A CURVE TO THE LEFT; 3) THENCE NORTHERLY 78.51 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 577.88 FEET, A CENTRAL ANGLE OF 07°47'03", (CHORD BEARING NORTH 08°29'05" EAST, A DISTANCE OF 78.45 FEET); 4) THENCE NORTH 89°15'56" EAST, A DISTANCE OF 89.59 FEET; 5) THENCE SOUTH 00°44'11" EAST, A DISTANCE OF 116.40 FEET TO AN INTERSECTION WITH THE NORTH LINE OF THE AFOREMENTIONED LANDS
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DESCRIBED IN OFFICIAL RECORDS BOOK 1131, PAGE 1230 OF SAID PUBLIC RECORDS; THENCE ALONG THE BOUNDARY SAID LANDS FOR ALL OF THE REMAINING COURSES AND DISTANCES, NORTH 89°15'49" EAST, A DISTANCE OF 86.04 FEET; THENCE SOUTH 47°36'49" EAST, A DISTANCE OF 196.55 FEET; THENCE SOUTH 23°14'36" WEST, A DISTANCE OF 104.18 FEET; THENCE SOUTH 00°38'10" EAST, A DISTANCE OF 75.04 FEET; THENCE SOUTH 89°25'14" WEST, A DISTANCE OF 331.54 FEET TO THE POINT OF BEGINNING. RESULTING PARCEL CONTAINING 171.81 ACRES, MORE OR LESS.
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EXHIBIT E
LIST OF DEVIATIONS Deviation #1: Relief from LDC Section 4.07.02 B.2 PUD “Design Requirements,” which requires PUDs to provide landscape buffers along the perimeter of PUD boundaries, to instead require no hedge or wall within the landscape buffers where the greenway is located. Deviation #2: Relief from LDC Section 4.06.02 A “Landscape Buffers,” which requires landscape buffers between separate land uses, to instead allow no landscape buffers between separate land uses internal to the PUD. Deviation #3: Relief from LDC Section 4.05.04 G “Parking Space Requirements,” to allow a reduction in requirement of off-street parking spaces for consistency with the Golden Gate Parkway Overlay District and to meet actual parking demands. This includes: a.No additional off-street parking required for outdoor dining/seating areas forrestaurants.b.If the subject property is within 330’ of an improved public transit facility, suchas a bus shelter, bus transfer facility, or park and ride site, the required numberof off-street parking spaces shall be reduced by 10 percent.c.The affordable housing development shall have the option to reduce the numberof off-street parking spaces by 10 percent.d.Parking for hotel uses may be shared with adjacent commercial properties under separate ownership, consistent with the previously approved parking agreementrecorded in OR Book 2090, Page 1194. The parking agreement shall remain valideven if the RT parcel is redeveloped.Deviation #4: Relief from LDC Section 5.05.04 D.1., “Group Housing”, which requires the maximum floor area ratio (FAR) shall not exceed 0.45 to instead allow an FAR of 0.60 for Group Housing uses within the PUD. Deviation #5: FOR RT TRACT ONLY: Relief from LDC Section 4.05.04, Table 17, Parking Space requirements for multi-family dwellings, which requires: All units shall have 1 parking space per unit plus visitor parking computed at 0.5 per efficiency unit, 0.75 per 1-bedroom unit, and 1 per 2-bedroom or larger unit. Office/administrative buildings shall have parking provided at 50 percent of normal requirements. Where small-scale recreation facilities are accessory to a single-family or multifamily project and intended only for the residents of that project, exclusive of golf courses/clubhouses, the recreation facilities may be computed at 50 percent of normal requirements where the majority of the dwelling units are not within 300 feet of the recreation facilities and at 25 percent of normal requirements where the majority of the dwelling units are within 300 feet of the recreation facilities. To instead allow parking to be provided at a ratio of 1 parking space per unit, with no requirement to provide additional parking for the leasing office or for recreation facilities. Deviation #6: Relief from LDC Section 5.05.15 G.2.b., Conversion of Golf Courses, which a minimum of 35 percent of the gross area of the conversion project shall be dedicated to the greenway to instead allow 32% of the conversion project to be dedicated to the
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greenway. The total conversion project is 51.71+/- acres and the proposed greenways are 16.5+/- acres or 32% of the conversion project. Deviation #7: Relief from LDC Section 2.03.09 A.1.b.3., Golf Course and Recreational Use District "GC", which limits pro shops associated with golf courses to a maximum of 1,000 square feet, to instead allow the pro shop associated with the golf course within the Golden Gate Golf Course MPUD to be a maximum of 3,000 square feet.
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EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
The purposed of this Section is to set forth the development commitments for the development of this project.
1.GENERALA.One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring untilclose-out of the PUD, and this entity shall also be responsible for satisfying all PUDcommitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Collier County. Should the Managing Entity desire to transfer the monitoring andcommitments to a successor entity, then it must provide a copy of a legally binding documentthat needs to be approved for legal sufficiency by the County Attorney. After such approval, theManaging Entity will be released of their/its obligations upon written approval of the transferby County staff, and the successor entity shall become the Managing Entity. As Owner andDeveloper sell off tracts, the Managing Entity shall provide written notice to County thatincludes an acknowledgement of the commitments required by the PUD by the new ownerand the new owner’s agreement to comply with the Commitments through the ManagingEntity, but the Managing Entity shall not be relieved of its responsibility under this Section.When the PUD is closed-out, then the Managing Entity is no longer responsible for themonitoring and fulfillment of PUD commitments.B.Issuance of a development permit by a county does not in any way create any rights on thepart of the applicant to obtain a permit from a state or federal agency and does not create anyliability on the part of the county for issuance of the permit if the applicant fails to obtainrequisite approvals or fulfill the obligations imposed by a state or federal agency orundertakes actions that result in a violation of state or federal law.” (Section 125.022, FS)C.All other applicable state or federal permits must be obtained before commencement of thedevelopment.D.Lights shall be shielded to avoid light spillage into other properties.E.At the time of Plat or Site Development Plan (SDP) the applicant shall provide errant golf ballnetting or other engineering solution for development in the Golf Course Tract limited to theGolf Course and Driving Range. This shall include signed and sealed engineering drawingsincluding but not limited to proposed location layout plans, errant golf ball devise design, and details to insure no golf balls exit the Golf Course Tract.
2.TRANSPORTATIONA.The maximum total daily trip generation for the PUD (excluding RT Tract) shall notexceed 687 two-way PM peak hour net trips based on the use codes in the ITE Manual on tripgeneration rates in effect at the time of application for SDP/SDPA or subdivision platapproval.B.The maximum total daily trip generation for the RT Tract shall not exceed 234 two-way PMpeak hour net trips based on the use codes in the ITE Manual on trip generation rates in effectat the time of application for SDP/SDPA or subdivision plat approval.
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C. To promote walkability, pedestrian connectivity shall be provided between land uses and Collier Boulevard and Golden Gate Parkway. Pedestrian access from the Greenway Tract shall be provided to the “Residential”, Public Use”Golf Course”, and “Community Facility” project development tracts. D. 4± acres along the eastern MPUD boundary shall be reserved for future Collier Boulevard right-of-way improvements. E. Existing access points for the Commercial and RT Tracts on Golden Gate Parkway shall remain until each site is redeveloped.
3. ENVIRONMENTAL A. TREE PRESERVATION A total of 2,285404 trees were found to meet Collier County’s tree count criteria within areas to be converted from golf course use, in accordance with LDC Section 3.05.07; therefore, requiring a minimum tree preservation of 571 101 trees (2,285404 existing trees x 25% = 571101). Per LDC Section 3.05.07 A.2, trees which die shall be replaced with 10-foot high native canopy trees on a one for one basis. Total retained/replanted tree count for the MPUD = 571 101 trees Per LDC Section 5.05.15 G.2.e, existing trees shall be preserved and retained within the greenways, or within the golf course, at a minimum ratio of 1 canopy tree per every 2,000 square feet of greenway provided. The total Greenway area provided is 16.45±-acres (716,562 SF); therefore, requiring a total of 358 canopy trees to be retained and/or provided within the greenways (716,562 SF /2,000 SF = 358). The vegetation will be provided concurrent with development of each tract abutting the greenway. Greenway Trees & Preserved Trees Required / Provided Greenway canopy trees per LDC Sec. 5.05.15.G.2.e Located within the Greenway; existing trees may count toward meeting this requirement Min. 358 canopy trees Tree preservation per LDC Sec. 3.05.07.A.2. Native trees to be retained in conversion areas or made up elsewhere on-site as determined at time of SDP consistent with the provisions of LDC Sec. 3.05.07.A.2.
Min. 101 native trees
Total Min. 459 trees B. Best management practices shall be utilized for any use that may store hazardous materials. C. Prior to site clearing activities for each tract, the development footprint will be surveyed for potential listed plant and animal species. If listed species are determined to be present a management plan shall be provided in accordance with agency guidelines. D. Excess fill material resulting from redevelopment within the PUD may be hauled off-site to any other County owned property without the requirement to obtain a commercial excavation permit.
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4.AFFORDABLE HOUSINGA.The developer of the Residential Tract has agreed to construct up to 400 rental dwelling units for residents in income and rental ranges as approved by the Collier County Board of CountyCommissioners in the accompanying Developer Agreement.B.If the Residential Tourist Tract is developed with more than 98 multi-family rental dwellingunits, the following shall apply:1.Forty-nine (49) units (collectively referred to as “Set Aside Units”) shall be restricted asfollows:a.Twenty-four (24) units shall be rented to households whose incomes are up to andincluding 80% of the Area Median Income (AMI) for Collier County and thecorresponding rent limits.b.Twenty-five (25) units shall be rented to households whose incomes are up to andincluding 100% of the AMI for Collier County and the corresponding rent limits.2.There will be no income restrictions on the remaining units on the Residential TouristTract. However, the remaining units will be rent restricted at a rent equal to or less thanrents permitted for households whose incomes are up to and including 120% of the AMIfor Collier County. These rent restrictions will be committed for a period of 30 years from the date of issuance of certificate of occupancy of the first unit. Rent limits may beadjusted annually based on the rent limit table published by the Florida Housing FinanceCorporation of the U.S. Department of Housing and Urban Development.3.The Set Aside Units shall be committed for a period of 30 years from the date of issuanceof certificate of occupancy of the first Set Aside Unit. Income and rent limits may beadjusted annually based on combined income and rent limit table published by theFlorida Housing Finance Corporation or as otherwise provided by Collier County.4.Initial preference to Set Aside Units shall be given to Essential Service Personnel (ESP).a.ESP means natural persons or families at least one of whom is employed as police orfire personnel, a childcare worker, a teacher or other educational personnel, healthcare personnel, or public employee.b.Initially, each Set Aside Unit will be held vacant and advertised for ESP for a minimum of 90 days prior to the issuance of a certificate of occupancy. In the event that no ESPrents the available Set Aside Unit, then the unit may also be offered to the generalpublic (non-ESP) but shall remain a Set Aside Unit and be rent and income restrictedaccordingly. After the initial offering of a unit, no preference will be given to ESP.However, when a unit becomes available advertising as set forth in paragraph (c)below shall be provided.c.At a minimum, advertising will consist of provided written notice to the CollierCounty Community and Human Services Division and the human resourcedepartments for local hospitals, the Collier County Public School District, CollierCounty Government, other municipalities within Collier County, all EMS and firedistrict, and the Collier County Sheriff’s Office.
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5.As part of the annual PUD monitoring report, the developer will include an annual reportthat provides the progress and monitoring of occupancy of the income restrictedunits. For rent restricted units, rent rolls and rental data will be provided in a formatapproved by Collier County Community and Human Services Division. Developer agreesto annual on-site monitoring by the County.5.UTILITIES
A.The Owner shall convey a County Utility Easement (CUE) and declaration of restrictions ofCUE to the Collier County Water-Sewer District for infrastructure through the property. TheCUE and declaration of restrictions of CUE shall be 30 feet in width and shall extend from apoint on Collier Boulevard (CR 951) to the northwest corner of the PUD. The CUE anddeclaration of restrictions of CUE shall be shown on any final subdivision plat and shall beconveyed in accordance with the Collier County Utilities Standards and ProceduresOrdinance, free and clear of all liens and encumbrances, within six months of the effectivedate of this PUD Ordinance. The declaration of restrictions of CUE will be binding on futureowners.6.LANDSCAPINGA.Landscape buffers adjacent to Golden Gate Parkway shall only be required for theCommercial and RT Tracts upon redevelopment of each parcel.7.GREENWAYA.The passive recreation uses within the Greenway shall be identified at the time of plat or sitedevelopment plan approval for each conversion project. Such uses may include, open space,nature trails, a park, playground, exercise equipment, and multi-use paths or other passiverecreational uses that were vetted at the Stakeholder Outreach Meetings or approved by theBoard of County Commissioners.B.The lighting and building or structure setbacks within the Greenway are subject to LDCsection 5.05.15 H. Design Standards, however, the minimum average 50-foot setback and noless than 35 feet at any one location from lands zoned residential shall not apply to the shared common tract line between the Greenway tract and any internal conversion projectdevelopment tract. The setbacks requirements are applicable to the shared common tract line between the Greenway tract and existing surrounding lands zoned residential.C.The County shall be the maintenance entity for the Greenway until such time the Board ofCounty Commissioners elects to assign its responsibility to another entity. At the time ofsubdivision plat approval, the Greenway shall be recorded as a tract of land along with arecorded restrictive covenant and greenway maintenance easement over the conversionproject development tracts, where applicable.
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DRAWN BY:CHECKED BY:JOB CODE:SCALE:DATE:FILE:SHEET:2/14/2022N/AGGGCBSATJDKJG2 of 6GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380PARCEL OF LANDLYING INCOLLIER COUNTY, FLORIDASKETCH AND DESCRIPTIONSECTION 27, TOWNSHIP 49 SOUTH, RANGE 26 EAST 21-130-S&L-1*NOT A SURVEY*NOTES:PROPERTY DESCRIPTION9.A.2.cPacket Pg. 212-(29352 : PL20230002800 Golden Gate Golf Course PUDA)
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GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380LEGENDDRAWN BY:CHECKED BY:JOB CODE:SCALE:DATE:FILE:SHEET:2/14/20221" = 400'GGGCBSATJDKJG4 of 6PARCEL OF LANDLYING INCOLLIER COUNTY, FLORIDASKETCH AND DESCRIPTIONSECTION 27, TOWNSHIP 49 SOUTH, RANGE 26 EAST 21-130-S&L-1*NOT A SURVEY*MATCH LINE SHEET 3 OF 69.A.2.cPacket Pg. 214-( :Golf
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Addressing Checklist (Rev 10/2022) Page 1 of 1
Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400
www.colliercountyfl.gov
ADDRESSING CHECKLIST
Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are required for
every application, other items are optional and may not apply to every project.
Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe
and any time the properties within the project boundary are modified.
Additional documents may be attached to this form and can include:
-* LOCATION MAP and/or SURVEY showing the proposed project boundary.
-List of additional folio numbers and associated legal descriptions.
- E-mail from Addressing Official for any pre-approved project and/or street names.
LOCATION INFORMATION
*FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary]
*LEGAL DESCRIPTION of subject property or properties. [Attach list if necessary]
STREET ADDRESS(ES) where applicable, if already assigned.
PROJECT INFORMATION
Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing
Official. Pre-Approval may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your
submittal.
CURRENT PROJECT NAME
PROPOSED PROJECT NAME
PROPOSED STREET NAME(s)
LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####]
36560040008
see attached
4150 Golden Gate Parkway
Golden Gate Golf Course MPUD
Golden Gate Golf Course MPUDA-Veteran's Project
PL20210001047
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9.A.2.cPacket Pg. 221Attachment: Att B - Application Backup2024 (29352 : PL20230002800 Golden Gate Golf Course PUDA)
9.A.2.cPacket Pg. 222Attachment: Att B - Application Backup2024 (29352 : PL20230002800 Golden Gate Golf Course PUDA)
9.A.2.cPacket Pg. 223Attachment: Att B - Application Backup2024 (29352 : PL20230002800 Golden Gate Golf Course PUDA)
2/17/23, 8:56 AM Print Map
https://maps.collierappraiser.com/mapprint.aspx?pagetitle=&orient=LANDSCAPE&paper=LETTER&minX=425692.419432787&minY=667893.441639…1/1
Folio Number: 36560040008
Name: COLLIER CNTY
Street# & Name: 4150 GOLDEN
GATE PKWY
Build# / Unit#: A / 1
Legal Description: GOLDEN GATE
UNIT 8 PART 1 TR A & UNIT 8 PART 2
TR A, LESS OR 538 PG 353, LESS OR
622 PG 787 + GOLDEN GATE UNIT 1
TR A
2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided
for the data herein, its use, or its interpretation.
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Packet Pg. 224 Attachment: Att B - Application Backup2024 (29352 : PL20230002800 Golden Gate Golf Course PUDA)
Q. Grady Minor & Associates, P.A.Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
March 28, 2024
Ms. Laura DeJohn, AICP Collier County Growth Management Department 2800 North Horseshoe Drive Naples, FL 34104 RE: Golden Gate Golf Course Mixed Use Planned Unit Development (MPUD) Amendment (PL20230002800) – Summary of Revisions Dear Ms. DeJohn: Included with this submittal is a deviation justification document containing 2 new deviations, revised PUD document and the current zoning approval for the PUD (Ordinance 2023-52). We have made modifications in order to reflect the new proposed location for the State Veteran’s Home use and related activities. Below is a summary of changes made since the cancellation of the June 1, 2023 CCPC hearing. 1.Update the PUD document based on the current approval of Ordinance 2023-52.2.Two new deviations are being requested, deviation #6 and #7.3.The PUD document and Master Plan have been updated to remove the Public UseTract and related uses and development regulations.4.The PUD document and Master Plan have been updated to reflect the correct treepreservation requirements.5.The Master Plan has been updated to expand the Community Facility Tract andreference the new deviations.Please feel free to contact me should you have any questions. Sincerely,
D. Wayne Arnold, AICPc: Collier County GradyMinor File (GGGCD)
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Packet Pg. 225 Attachment: Att B - Application Backup2024 (29352 : PL20230002800 Golden Gate Golf Course PUDA)
Golden Gate Golf Course MPUD (PL20230002800)
Deviation Justification
June 11, 2024 Page 1 of 2
Deviation Justification-r2.docx
Q. Grady Minor and Associates, LLC
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
1. Deviation #1 seeks relief from LDC Section 4.07.02 B.2 PUD “Design Requirements,” which requires PUDs to provide landscape buffers along the perimeter of PUD boundaries, to instead allow no hedge or wall within the landscape buffers where the greenway is l ocated.
Justification:
Previously approved (PL20210001047) Ordinance 2022-13.
2. Deviation #2 seeks relief from LDC Section 4.06.02 A “Landscape Buffers,” which requires landscape buffers between separate land uses, to instead allow no landscape buffers between separate land uses internal to the PUD.
Justification:
Previously approved (PL20210001047) Ordinance 2022-13.
3. Deviation #3 seeks relief from LDC Section 4.05.04 G “Parking Space Requirements,” to allow a reduction in requirement of off-street parking spaces for consistency with the Golden Gate Parkway Overlay District and to meet actual parking demands. This includes: a. No additional off-street parking required for outdoor dining/seating areas for restaurants. b. If the subject property is within 330’ of an improved public transit facility, such as a bus shelter, bus transfer facility, or park and ride site, the required number of off-street parking spaces shall be reduced by 10 percent. c. The affordable housing development shall have the option to reduce the number of off-street parking spaces by 10 percent. d. Parking for hotel uses may be shared with adjacent commercial properties under separate ownership, consistent with the previously approved parking agreement recorded in OR Book 2090, Page 1194. The parking agreement shall remain valid even if the RT parcel is redeveloped.
Justification:
Previously approved (PL20210001047) Ordinance 2022-13.
4. Deviation #4 seeks relief from LDC Section 5.05.04 D.1., “Group Housing”, which requires the maximum floor area ratio (FAR) shall not exceed 0.45 to instead allow an FAR of 0.60 for Group Housing uses within the PUD.
Justification:
Previously approved (PL20210001047) Ordinance 2022-13. 5. Deviation #5 requests relief from LDC Section 4.05.04, Table 17, Parking Space requirements for multi-family dwellings, which requires: All units shall have 1 parking space per unit plus visitor parking computed at 0.5 per efficiency unit, 0.75 per 1-bedroom unit, and 1 per 2-bedroom or larger unit. Office/administrative buildings shall have parking provided at 50 percent of normal requirements. Where small-scale recreation facilities are accessory to a single-family or multifamily project and intended only for
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Packet Pg. 226 Attachment: Att B - Application Backup2024 (29352 : PL20230002800 Golden Gate Golf Course PUDA)
June 11, 2024 Page 2 of 2
Deviation Justification-r2.docx
the residents of that project, exclusive of golf courses/clubhouses, the recreation facilities may be computed at 50 percent of normal requirements where the majority of the dwelling units are not within 300 feet of the recreation facilities and at 25 percent of normal requirements where the majority of the dwelling units are within 300 feet of the recreation facilities. To instead allow parking to be provided at a ratio of 1 parking space per unit, with no requirement to provide additional parking for the leasing office or for recreation facilities.
Justification:
Previously approved (PL20230012392) Ordinance 2023-52.
6. Deviation #6 requests relief from LDC Section 5.05.15 G.2.b., Conversion of Golf Courses, which a minimum of 35 percent of the gross area of the conversion project shall be dedicated to the greenway to instead allow 32% of the conversion project to be dedicated to the greenway. The total conversion project is 51.71+/- acres and the proposed greenways are 16.5+/- acres or 32% of the conversion project.
Justification:
This deviation is justified and considered an alternative design which is authorized by the
BCC, due to the uniqueness of the conversion project. The conversion project applies to
areas identified for residential and community facilities. The prior approvals for the
Golden Gate Golf Course MPD identified greenways in areas adjacent to external
residential dwelling units. The expanded conversion area for the community facility tract
in which the proposed State Veterans Home would be constructed does not abut any other
residential uses other than those adjacent to existing identified greenways. The
previously approved greenways will remain as previously approved and meet the intent
of the greenway requirements by providing adequate buffers and transition from the
conversion area to the adjacent dwelling units. 7. Deviation #7 requests relief from LDC Section 2.03.09 A.1.b.2., Golf Course and Recreational Use District “GC”, which limits pro shops associated with golf courses to a maximum of 1,000 square feet, to instead allow the pro shop associated with the golf course within the Golden Gate Golf Course MPUD to be a maximum of 3,000 square feet.
Justification:
This deviation is justified for this MPUD as the golf course will be open to the general
public and will feature both the golf course, driving range and teaching center, all of which
will utilize a common clubhouse building in which equipment sales associated with the
golf course uses will occur. Because the facility is open to the general public it will not have
limited private memberships as occur with most other golf courses in Collier County. The
public use necessitates a larger equipment sales area than would otherwise be required.
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Packet Pg. 227 Attachment: Att B - Application Backup2024 (29352 : PL20230002800 Golden Gate Golf Course PUDA)
Neighborhood Information Meeting Affidavit of Compliance
I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did
cause the attached newspaper advertisement to appear and I did give notice by mail to the following
property owners and/or condominium and civic associations whose members may be affected by the
proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at
least 15 days prior to the scheduled Neighborhood Information Meeting. For the pwposes of this
requirement; the names and add resses of property owners shall be deemed those appea ring on the lat est tax
rolls of Collier County and any other persons or entities who have made a formal request of the
County to be not(fied. The said notice contained the laymen's description of the site property of
proposed change and the date, time, and place of a Neighborhood Information Meeting.
Per the attached letters, property owner's list, and copy of newspaper advertisement v,rhich are hereby made
a part of this Affidavit of Compliance ��l rl20230002800 1 ; {� ,
(Signature of Applicant)
STATE OF FLORIDA, COUNTY OF COLLIER The foregoing instrument was acknowledged before me by means of [Z] physical presence or D online registration this _5_ day of A pri l , 20 �, by Sharon Umpenhour as Senior Planning Technician who is [ZJ personally known to me
KIMBERLY ANN SCHER
MY COMMISSION# HH 345318 EXPIRES: January 2, 2027
or 0has produced ____________ as identification.
Print Name of Notary Public
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Packet Pg. 228 Attachment: Att C - NIM Documentation (29352 : PL20230002800 Golden Gate Golf Course PUDA)
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Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA.Petition: PL20230002800| Buffer: 500' | Date: 3/29/24 | Site Location: 36560040008POList_500.xls9.A.2.dPacket Pg. 229Attachment: Att C - NIM Documentation (29352 : PL20230002800 Golden Gate Golf Course PUDA)
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1
Sharon Umpenhour
From:Sharon Umpenhour
Sent:Friday, April 05, 2024 9:53 AM
To:secretary@goldengateisgreat.com
Subject:Golden Gate Golf Course NIM
Attachments:NIM Notice (GGCA 2024-04-05).pdf
Good morning,
Please find aƩached a noƟce regarding the Golden Gate Golf Course MPUD Amendment (PeƟƟon Number
PL20230002800).
Regards,
Sharon Umpenhour
Senior Planning Technician
Accounts Payable/Receivable Manager
Q.Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
239.947.1144
Teams Chat: SUmpenhour@gradyminor.com
Website: Home | GradyMinor | Southwest Florida Civil Engineers
Please consider the environment before printing this email
DISCLAIMER: This communication from Q. Grady Minor & Associates, P.A., along with any attachments or electronic data is intended only for the addressee(s) named
above and may contain information that is confidential, legally privileged or otherwise exempt from disclosure. The recipient agrees and accepts the following conditions:
The electronic file/data is for informational purposes only and is the responsibility of the recipient to reconcile this electronic file/data with the approved and certified
"plan of record" along with actual project site conditions. Q. Grady Minor & Associates, P.A. reserves the right to revise, update and improve its electronically stored
data without notice and assumes no responsibility due to a virus or damages caused by receiving this email.
9.A.2.d
Packet Pg. 238 Attachment: Att C - NIM Documentation (29352 : PL20230002800 Golden Gate Golf Course PUDA)
Q. Grady Minor & Associates, P.A.Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
Project Location Map
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20230002800 ‐ Golden Gate Golf Course Mixed Use Planned Unit Development
(MPUD) Amendment
In compliance with the Collier County Land Development Code (LDC) requirements, a Neighborhood
Information Meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A.,
representing Collier County Board of County Commissioners (Applicant) will be held April 24, 2024, 5:30
pm at the Golden Gate Community Center in Meeting Room B (4701 Golden Gate Pkwy, Naples, FL 34116).
Collier County has submitted a formal application to Collier County, seeking approval of a Planned Unit
Development Amendment (PUDA). The amendment proposes to modify the PUD document and Master Plan
to reflect the new proposed location for the proposed State Veteran’s Home use and related activities. The
PUD also proposes to eliminate the Public Use Designation and add deviations and conditions.
The subject property is comprised of 171.6± acres, located at 4150 Golden Gate Parkway in Section 27,
Township 49 South, Range 26 East, Collier County, Florida.
If you have questions, please contact Sharon Umpenhour with GradyMinor by
email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to
participate remotely* go to, gradyminor.com/Planning. Any information provided is subject to change until
final approval by the governing authority.
The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an
impending zoning application and to foster communication between the applicant and the public. The
expectation is that all attendees will conduct themselves in such a manner that their presence will not
interfere with the orderly progress of the meeting.
*Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not
responsible for technical issues.
PROJECT INFORMATION
GRADYMINOR.COM/PLANNING
9.A.2.d
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3800 Via Del Rey
Bonita Springs, FL 34134
GOLDEN GATE AREA CIVIC ASSOCIATION
C/O GOLDEN GATE COMMUNITY CENTER
4701 GOLDEN GATE PARKWAY
GOLDEN GATE, FL 34116
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ND-39145462
NOTICE OF NEIGHBORHOOD
INFORMATION MEETING
PETITION: PL20230002800 - Golden Gate Golf Course Mixed Use
Planned Unit Development (MPUD) Amendment
In compliance with the Collier County Land Development Code (LDC)
requirements, a Neighborhood Information Meeting (NIM) hosted
by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A.,
representing Collier County Board of County Commissioners (Applicant)
will be held April 24, 2024, 5:30 pm at the Golden Gate Community
Center in Meeting Room B (4701 Golden Gate Pkwy, Naples, FL 34116).
Collier County has submitted a formal application to Collier County,
seeking approval of a Planned Unit Development Amendment (PUDA).
The amendment proposes to modify the PUD document and Master Plan
to reflect the new proposed location for the proposed State Veteran’s
Home use and related activities. The PUD also proposes to eliminate
the Public Use Designation and add deviations and conditions.
The subject property is comprised of 171.6± acres, located at 4150
Golden Gate Parkway in Section 27, Township 49 South, Range 26
East, Collier County, Florida.
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If you have questions, please contact Sharon Umpenhour with
GradyMinor by email: sumpenhour@gradyminor.com or phone:
239-947-1144. For project information or to register to participate
remotely* go to, gradyminor.com/Planning. Any information provided is
subject to change until final approval by the governing authority.
The purpose and intent of this Neighborhood Information Meeting is
to provide the public with notice of an impending zoning application
and to foster communication between the applicant and the public.
The expectation is that all attendees will conduct themselves in such a
manner that their presence will not interfere with the orderly progress
of the meeting.
*Remote participation is provided as a courtesy and is at the Packet Pg. 241user’s risk.
The applicant and GradyMinor are not responsible for technical issues.
PL20230002800 - Golden Gate Golf Course MPUD Amendment April 24, 2024 NIM Transcript
PL20230002800 April 24 2024 NIM Page 1 of 12
Wayne: 00:00 Okay, let's start over completely. All right, so everybody, I'm
Wayne Arnold, I'm with GradyMinor and Associates, and
representing Collier County Government here tonight for some
amendments we're making to the Golden Gate Golf Course
zoning.
00:14 Sharon Umphenour's from our office, she's recording the
meeting and taking minutes, and Brian DeLony from Facilities
Management is here, and Mike Bosi from Collier County
Planning and Zoning here. We'll have a brief presentation and
answer some questions if you have them. But we're going to
talk about the rezoning amendments that we're in process right
now.
00:33 So the golf course was rezoned several years ago now to a
mixed-use plan development from the golf course that it is, it's
about 171 acres, and we are now going through the process to
make some further revisions. Last year about this time we were
in, converting the Golden Gate Inn property, which was part of
the project, into rental apartments. And that process, zoning-
wise, was complete and they're in for permitting now with
Collier County Government to do that.
00:59 But we're updating now to make largely provisions for the state
veteran's home that the county's been working on. The state
and the county and others have been working toward this. The
BigShots Development pulled out and they were acquired by
Topgolf. So that area now became available for the veteran's
home and it was a larger tract than we had previously
identified. So we have to go and make edits.
01:23 Ma'am, I'll get to your questions in a minute. If I could just go
through the presentation, it will be a little easier. So some of
the-
Speaker 2: 01:28 I just want to see what you're talking about other than that.
Wayne: 01:30 So this is the original approved master plan that we had for the
project. And you can see, if you start North, Golden Gate
Parkway is to your right, but on the top side of that exhibit, we
originally had a public use tract, and the public use tract was
going to be for governmental facilities, some government
offices like, could be this building, could have been offices for
community development and other functions of county
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government. That doesn't look like that's happening. That's
going to return to golf course, and I'll show that in a minute.
02:00 And we had a smaller tract for the community facility tract,
which was here next to the Golden Gate Inn that was originally
designed to be the veteran's home site. And that tract obviously
is much smaller than what we're proposing today. So what
we're proposing today in green, you can see is now what we're
proposing as the community facility tract, which would allow for
the state veteran's home, some adult daycare and related
medical outpatient facilities and facilities related to the
veteran's home. And you'll see back in the top corner again, this
area goes back to golf course, which is what it was originally
designed to be. So that will be part of the Arthrex golf course.
02:41 So the pieces that are coming into play are the Affordable
Housing Project. Sharon, I don't think the people on Zoom will
see me point, but I'm going to point for the people in the room
with my pointers. I don't know if you can highlight on your thing
what I'm pointing to, but... So just to walk you through it, this is
Golden Gate Parkway, Collier Boulevard. So the golf course will
wrap in and around all of the PARS development. The area in
green along Collier Boulevard and Golden Gate Parkway will
become the community facility tract that will allow for the
veteran's home.
03:17 The county still has another parcel in here, a small commercial
tract. And then this is the Golden Gate Inn property that will
become the apartments. And then of course farther South along
the canal and Collier Boulevard, the county has identified and
has a contract within Rural Neighborhoods, which is an
affordable housing developer. They're building, I think initially,
350 plus or minus units. They're allowed to build up to 400, but
I think their plans have about 350 units on it. So that's in
essence the arrangement of the uses.
Speaker 2: 03:48 There's not going to be any outlet, right?
Wayne: 03:52 I'm sorry, I can't understand what you're saying.
Speaker 2: 03:54 If there's no outlet from the affordable housing in, it only goes
350 more?
Wayne: 04:00 The affordable housing project is the residential tract. There is a
potential pedestrian interconnection for school kids to get back
through the community that's been approved. And then we
have access points along Collier Boulevard.
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Speaker 2: 04:11 But just pedestrian?
Wayne: 04:13 It's pedestrian only.
Speaker 2: 04:14 Thank you.
Wayne: 04:15 So we have a lot of little cleanup changes for acreage, and I'm
not going to go through all of those, but we added a couple of
deviations related to the golf course conversion, which is what
initiated the original zoning anyway. So the county has the
whole process related to converting golf courses. This is a little
unique. When they wrote the standards, I don't think they
envisioned that only portions of golf courses were going to be
converted. I think the idea was an entire golf course goes away
and gets replaced by some other use. But in this case, as you
saw on our plan, a lot of the golf course still remains. We
converted the residential tract and now the community facility
tract.
04:53 So there are some greenway standards that are applicable and
there are these cross hatched areas that we originally had on
the plan. And our deviation allows us to essentially keep those
greenway tracts where they are. And then there was some
cleanup we're doing with regard to some tree preservation
credits, because a larger area of the golf course remains. It's not
subject to having to replant and revegetate trees. So those are a
couple of changes that were cleanup items here.
05:21 This is a conceptual plan that the veterans group showed
yesterday to the board of County Commissioners. It's not a lot
of detail, but it's a couple of residential wings on either side of a
main central building that's going to be more of a functional...
This will be like a nursing home. So it'll have its functions of
some elements of commercial activity, dining hall, probably
some healthcare facilities. And then they'll have adult
healthcare facility that's to the rear. So you can see access to
Collier Boulevard, but also access back to Golden Gate Parkway,
wrapping around the Golden Gate Inn property. But that's their
concept for that, and that's about a 120 bed facility. And I'm not
sure how many patrons they may see on a daily basis for their
walk-in clinic, so to speak, but we've accounted for all those
uses in the puny dot.
06:13 This is the routing plan that Arthrex presented. Arthrex was
selected yesterday to be the leasee to redevelop the golf course
property. So they've created a routing plan for the golf course
and you can see that it gets narrow in place, but the golf course
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essentially surrounds the PARS community. They're going to be
doing something in conjunction with First Tee. So they'll have a
clubhouse building here with a driving range along Collier
Boulevard, the veterans facility and go back to that. I don't think
they show it, but this would about the driving range and Arthrex
is proposing to build some putting greens or maybe a tee box so
they can also use the driving range, which makes a lot of sense.
06:51 And then these are more of our details. I'm going to skip
through those and go to the other one. This is the affordable
housing site that's all the way on the South end of the property.
This shows you the arrangement of the various buildings.
There's going to be a senior-only building as part of this too, and
they share a greenway that is along here. So this is Collier
Boulevard, not here, sorry. But this is one of those greenway
areas that will remain and have, I think, some water
management facilities, Brian, and then it's also going to have a
walking path and things like that.
Speaker 2: 07:20 Is that what you're doing? Is that what [inaudible 00:07:23] all
the work for now?
Wayne: 07:25 Right now, the work that's going on, I think it's for utility line
that's going through the project. So I'm going to go back to the
overall master plan just to talk from it. I can go through all the
detail you want. Those are the highlight big changes that we're
proposing to make. And I think probably now would be a good
time to turn it over. And if you have any questions we can
answer, or Mike, if you want, if you think I left anything out you
want to talk about. Anybody have questions? Yes, sir.
Speaker 3: 07:53 Does Collier, excuse me, and Golden Gate, does it go right to
that corner where it's being developed? So that hotel complex
there that's being rented out, is that going to encompass that as
well?
Wayne: 08:12 No, sir. Those are located in this little tract over here. They're
not part of this zoning. Those are condominiums that aren't
included. They weren't county owned.
Speaker 3: 08:22 The rooms?
Wayne: 08:23 The hotel, the old Golden Gate Inn, has been acquired by a
private group, and they're redeveloping that into rental
apartments.
Speaker 3: 08:30 But that sits back along that road?
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Wayne: 08:32 That's correct, not the building that's immediately adjacent to
Collier Boulevard. That's not part of any of the proposals.
Speaker 3: 08:38 So that's just going to sit there like that, like an iso?
Wayne: 08:42 It is what it is. It's not part of this zoning.
Speaker 2: 08:45 That's not part of it?
Wayne: 08:46 Excuse me?
Speaker 2: 08:46 The hotel?
Wayne: 08:46 What's that?
Speaker 2: 08:49 Where the hotel was? That's not part of the plan?
Wayne: 08:52 No, the hotel is part of that. It's the other little condominium
building that sits closer to Collier Boulevard and Golden Gate
Parkway that's not part of this.
Speaker 4: 09:00 Oh, the iso?
Brian: 09:01 [inaudible 00:09:01] highlight where it's-
Wayne: 09:02 And there's a cutout. There's a little cutout in here.
Brian: 09:02 It's not even...
Wayne: 09:02 No, we have a better [inaudible 00:09:08]-
Speaker 4: 09:07 And they can sell it for a fortune.
Wayne: 09:09 So you can see this little blank spot that's not yellow. That's that
condominium building that's not part of this application.
Speaker 3: 09:18 Is that... Sorry, but I'm having a hard time understanding this.
The condominium that you're talking about is the rooms, the
rooms to the old hotel?
Wayne: 09:31 No, sir.
Speaker 4: 09:31 No, they're...
Wayne: 09:32 There's a separate building that's a separate condominium.
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Speaker 3: 09:35 I realize that building, that's that back from Golden Gate.
Wayne: 09:39 No, sir. The hotel buildings are the one that immediately above
the golf course. So the hotel sits right here. The condo building
you're talking about is right up here. That's not part of the
application.
Speaker 4: 09:52 See the little notch?
Wayne: 09:53 This little notch is not part of the project. The county-
Speaker 3: 09:57 So there is a buffer between them and Collier?
Wayne: 10:02 Yes, there is. That's county owned property. The county owns a
little commercial tract of land there. And they don't have any
immediate plans for it.
Speaker 4: 10:09 Doesn't the county own all of the golf course?
Wayne: 10:12 They do. The county owns all the golf course and this
commercial property that's here and the little building that is
adjacent to-
Speaker 4: 10:18 Right, I've passed it a million times.
Wayne: 10:23 Yes, sir.
Speaker 6: 10:30 Are you going to put an entrance in on the South end where the
people back at this residential tract can go in instead of going...
Wayne: 10:38 No, sir. The residential tract will have access for vehicles only to
Collier Boulevard.
Speaker 4: 10:43 Are you asking for you or for them for the access? Are you
asking if there's access from the cars?
Speaker 6: 10:52 From Collier to the residence?
Wayne: 10:56 So there's no other internal access.
Speaker 6: 10:57 And behind.
Wayne: 10:58 We would've to go through the golf course, and that's not
proposed for these residences to interact with the golf course.
Those are going to be active golf [inaudible 00:11:04]-
Speaker 4: 11:05 Our road is the stay private. That's all I can remember.
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Wayne: 11:10 Do you understand what I'm saying though? The residential
tract, these arrows represent the access locations, and that's
the Collier Boulevard.
Speaker 4: 11:19 There's some sidewalks he has on there, but no roads.
Wayne: 11:21 Anything else?
Speaker 2: 11:21 I'm good.
Wayne: 11:27 So if you take Sharon's card and you like the presentation, email
it to you or there's also on our website, there's also a link.
Sharon, why don't you ask if the Zoomers have-
Sharon: 11:37 Does anyone on Zoom have a question they'd like to ask? If so,
you can unmute and ask.
Speaker 2: 11:43 So where is 44 on this map?
Speaker 4: 11:43 Unless you prefer I wrote it now?
Sharon: 11:43 No, it's fine. Thanks.
Wayne: 12:04 So none of that area is changing. The only big changes are to the
community facility tract, and this goes back to golf course up in
the-
Speaker 4: 12:11 Is there a timeline on any of this?
Wayne: 12:13 So the timeline for the apartments, their site plan is approved.
They're probably going to construction later this summer. So
the apartments will be the first thing out the ground. And then
the nursing home is not completely funded and it's still going
through the approval process through whatever the Veterans'
Association-
Speaker 4: 12:33 I'm sorry, I was distracted.
Wayne: 12:36 Okay. So the veteran's home has no definitive timeline on it. I
mean, it could be in the next couple of years, but there's no
definitive timeline. And then the golf course, it's my
understanding that they're going to probably start construction
next year.
Speaker 4: 12:49 And they're going to probably finish it next year, because
Arthrex is so good.
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Wayne: 12:53 I don't know. There's a lot of complications involving
redeveloping the property. So I think that's their wish, that they
get started sometime next year, and then hopefully they have
play sometime in, they say, 2025 maybe is a hope for-
Brian: 13:06 They would hope for season of 2025/26.
Speaker 6: 13:10 Residential, right?
Wayne: 13:11 So in the next hopefully couple of years we'll have things, you'll
see the residential start coming out of the ground in the next
hopefully six months or so. But that's in a nutshell. We did add a
provision. There's some contaminated soil in places for marshes
for the golf course. So we made some... I didn't mention it, but
to haul dirt off our site and allow it to be taken to other county
home properties. So that's in a nutshell what we're doing.
Speaker 6: 13:40 Is affordable housing your call? Does the government help
aiding that?
Wayne: 13:50 No, not directly. The company that's developing it is Rural
Neighborhoods. They do get grant monies from a lot of different
sources. They're getting some local grant money from the
community foundation and some other sources.
Speaker 4: 14:02 They're mostly workers. They're going to be servers.
Wayne: 14:07 Hang on ma'am, please. So it's not a government-assisted
housing, but I'm sure there's some governmental grant dollars
in there.
Brian: 14:13 Tax credit as well, but it's a non-profit provider.
Speaker 2: 14:18 Not low income housing?
Wayne: 14:19 It is. It's all low-income housing. And that was previously
approved. That's all-
Brian: 14:26 We talk about low-income housing. You're talking about 80% of
AMI, which is $80,000. A couple of four, estimate $80,000 or
less. If it's somewhere at 100%, that's $104,000. That's the
affordable housing range in Collier County.
Speaker 2: 14:42 Can you lease it?
Brian: 14:43 Yeah. The average income is $104,000.
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Speaker 2: 14:48 I heard 90.
Wayne: 14:50 It used to be. Not anymore.
Brian: 14:50 Keeps going up.
Wayne: 14:50 So anyway-
Speaker 2: 14:50 [inaudible 00:14:53] maybe listening?
Brian: 14:52 No, it keeps going up.
Wayne: 14:58 Any questions on Zoom?
Sharon: 15:00 Apparently not. Nobody's unmuted.
Wayne: 15:02 Well, if there's no other questions in the house, I guess go
ahead and adjourn. And sir...
Sharon: 15:06 Hang on. Hang on. Go ahead, Steven.
Steve: 15:10 Hi, there. Yes, Steve McGuire, power of resident. A couple of
questions. So the development of the golf course with the
clubhouse, is that going to be accessed from Collier Boulevard
also between the residential tract and the EA tract?
Wayne: 15:30 I'll go back to the routing plan. The access to the golf course
property will continue, I think, to be from Collier Boulevard.
That's where their clubhouse and driving range complex is going
to be. And Brian, I don't know, I don't think there's any other
internal connection to the nursing home or anything, because
they have golf holes between there. This area would be the
nursing home.
Steve: 15:48 So it looks like there's going to be a lot of entrances and exits
along that mile or so. There's going to be like two or three
entrances to the veterans, an entrance or two to the golf
facility, and then three entrances into the residential tract. So
there's going to be a lot of-
Brian: 16:09 It'll be one for the bedroom-
Steve: 16:13 There's going to be a lot of bumps-
Brian: 16:14 One [inaudible 00:16:15] for the bedroom.
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Steve: 16:18 So there's going to be a lot of bump outs from Collier Boulevard
South where entrances into those different spots are going to-
Wayne: 16:26 I guess there's proposed to be one access point to the veteran's
home tract, one access to the golf course tract, which I think we
need to... They show it sharing and I don't know if we need to
add another one for them, Brian. I think we need to [inaudible
00:16:37]-
Brian: 16:37 Yeah, we probably need to add those.
Wayne: 16:38 I think we probably need to add one in this area on this plan.
And then to the residential tract we'll have two access points
directly and maybe a right in and a pedestrian access down at
the South end.
Brian: 16:48 But they'll all have D cell lanes. And the one at the EA will be
linked?
Wayne: 16:55 Yeah, they're proposing to rebuild all of Collier Boulevard. It's
going to be six lanes in that section. The county's under design
for that right now too.
Steve: 17:03 Oh, wow. Six lanes. A lot of construction coming up.
Wayne: 17:07 Lots of construction. Yeah. Yes, sir.
Speaker 3: 17:09 So along where the driving range is proposed, that's Collier?
Wayne: 17:15 Yes, sir.
Speaker 2: 17:18 It says N on the right, upper right, that's North?
Wayne: 17:21 So North is here.
Speaker 2: 17:21 It's confusing.
Wayne: 17:23 So Collier Boulevard's here and Golden Gate Parkway is here. So
yes, the driving range area is in this area.
Speaker 2: 17:27 That's a nine-hole golf course.
Wayne: 17:30 And it's proposed to be a nine-hole golf course. Yes, sir. Open to
the public.
Speaker 2: 17:32 Open to the public? Arthrex is going to be open to the public?
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Wayne: 17:38 Yes, ma'am.
Speaker 2: 17:43 Are they helping a lot of people with their knees and ankles
too?
Brian: 17:44 They talked about it yesterday. If you're citizen of Collier
County, you'll have discounts during season and non-season.
Speaker 2: 17:52 Cool. Maybe people could actually play it.
Wayne: 17:55 Yep. That's the idea. Well, nothing else? I guess we're
adjourned. Hang on.
Speaker 6: 18:04 Is the residential tract owned by the residents or [inaudible
00:18:05]?
Wayne: 18:06 It will be an apartment rental. It's owned by Collier County-
Brian: 18:08 Collier County owns the land, we lease it. We're leasing it for 40
years or whatever the case may be to the affordable housing
provider, but Collier controls it, so it will always be under
control by the county.
Speaker 4: 18:24 And the artifacts, have they already leased it? Are they taking
care of it now?
Wayne: 18:27 They have a forty-year lease.
Speaker 4: 18:29 No, I'm just-
Wayne: 18:30 The county just approved the lease yesterday. So I don't know
whether or not it's even valid yet.
Brian: 18:37 It's not ex-executed yet. It usually takes a week or two-
Speaker 4: 18:38 So is the county going to take care of it?
Brian: 18:38 No.
Wayne: 18:42 No, it's-
Brian: 18:43 Part of the lease agreement is that Arthrex will maintain the
facilities.
Speaker 4: 18:44 I mean until Arthrex is over.
Brian: 18:54 Yes. They're mowing it and will continue mowing it.
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Speaker 4: 18:57 All I had to hear was Arthrex. I'm happy.
Wayne: 18:57 All right.
Speaker 4: 18:57 They know what they're doing.
Wayne: 18:57 Thanks, everybody. Good night.
Steve: 18:57 Thank you.
Wayne: 18:57 Thank you.
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PETITIONS:
PL20230002800 | GOLDEN GATE GOLF COURSE MPUD
AMENDMENT
April 24, 2024, Neighborhood Information Meeting (NIM)
Project information and a copy of this presentation can be found on our website:
GRADYMINOR.COM/PLANNING/
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PROJECT TEAM:
•Collier County Board of County Commissioners – Applicant
•Brian Delony, Manager, Supervisor – Collier County Facilities Management Division
•Jennifer A. Belpedio, Esq., Manager of Real Property – Collier County Facilities Management Division
•John McCormick, P.E., Director – Collier County Facilities Management Division
•Geoff Willig, Management Analyst II – Collier County Manager’s Office
•Jeff Davidson, P.E., Professional Engineer – Davidson Engineering, Inc.
•D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor & Associates, P.A.
*Please note, all information provided is subject to change until final approval by the governing authority.
INTRODUCTION
2
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LOCATION MAP
Golden Gate Golf
Course MPUD
171.6+/- Acres
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PROJECT INFORMATION
4
Future Land Use (FLU) Designation: Golden Gate City Sub Element, Urban-Mixed Use District, Urban Residential Subdistrict; andGolden Gate City Sub Element, Urban-Mixed Use District, Government Public Services, ResidentialTourist and Commercial Subdistrict
Current Zoning: Golden Gate Golf Course MPUD
Proposed Request:
•Update the PUD document based on the current approval of Ordinance 2023-52.
•Two new deviations regarding golf course use, deviation #6 and #7.
•Remove the Public Use Tract and related uses and development regulations.
•Expand the Community Facility Tract.
•Revise tree preservation calculations based on LDC requirements and modified conversion areas.
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APPROVED MASTER CONCEPT PLAN
Zoning Ordinance 2023-52
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PROPOSED MASTER CONCEPT PLAN (SHEET 1 OF 2)
COMMUNITY FACILITY TRACT
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PROPOSED MASTER CONCEPT PLAN (SHEET 2 OF 2)
REVISIONS SHOWN IN UNDERLINE AND STRIKETHROUGH
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PROPOSED CONCEPTUAL
VETERANS HOME SITE PLAN
RESIDENTIAL BUILDINGNORTHRESIDENTIAL BUILDINGSOUTH ADULT DAYHEALTHCARE
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CONCEPTUAL GOLF COURSE ROUTING STUDY 9.A.2.d
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DETAIL OF PROPOSED REVISIONS
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EXHIBIT A, LIST OF PERMITTED USES
REVISIONS SHOWN IN UNDERLINE AND STRIKETHROUGH
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EXHIBIT B, DEVELOPMENT STANDARDS
REVISIONS SHOWN IN UNDERLINE AND STRIKETHROUGH
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PROPOSED DEVIATIONS
REVISIONS SHOWN IN UNDERLINE AND STRIKETHROUGH
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EXHIBIT F, DEVELOPMENT COMMITMENTS
REVISIONS SHOWN IN UNDERLINE AND STRIKETHROUGH
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RENAISSANCE HALL (AFFORDABLE HOUSING)
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CONCEPTUAL SITE PLAN 9.A.2.d
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CONCEPTUAL BUILDING RENDERINGS 9.A.2.d
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NEXT STEPS
•HEARING DATES:
•CCPC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber,
Naples, FL, 34112
•BCC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber,
Naples, FL, 34112
*Please note, all information provided is subject to change until final approval by the governing authority.
18
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Project information and a copy of this presentation can be found online:
HTTPS://GRADYMINOR.COM/PLANNING/
Collier County Growth Management Department (GMD) Public Portal:
CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWEB/PLANNING/STATUS
Petition Number PL20230002800
CONTACTS:
•Q. Grady Minor and Associates, LLC:Sharon Umpenhour, Senior Planning Technician;
sumpenhour@gradyminor.com or 239.947.1144
•Collier County Staff:PUDA: Laura DeJohn, Principal Planner; Laura.DeJohn@colliercountyfl.gov, (239) 252-5587
PROJECT DOCUMENTS AND INFORMATION
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Packet Pg. 273 Attachment: AffidavitandSignPosting 2024 (29352 : PL20230002800 Golden Gate Golf Course PUDA)
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08/01/2024
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.3
Doc ID: 29350
Item Summary: PL20220003008 Palmetto Ridge 2 Tower CU - 3147 31st Avenue NE - A Resolution of the
Board of Zoning Appeals of Collier County, Florida, providing for the establishment of a Conditional Use to allow
a wireless communications facility on lands zoned Estates (E) within the Rural Golden Gate Estates Sub-Element
of the Golden Gate Area Master Plan Element of the Collier County Growth Management Plan pursuant to Section
2.03.01.B.1.c.12 and Sections 5.05.09.E.1 and 5.05.09.H of the Collier County Land Development Code on 0.39+/-
acres of a 5.15+/- acre tract located at the northeast corner of the intersection of 31st Avenue NE and Everglades
Boulevard North, in Section 20, Township 48 South, Range 28 East, Collier County, Florida. [Coordinator: Ray
Bellows, Zoning Manager]
Meeting Date: 08/01/2024
Prepared by:
Title: – Zoning
Name: Laura DeJohn
07/11/2024 2:56 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
07/11/2024 2:56 PM
Approved By:
Review:
Operations & Regulatory Management Donna Guitard Review Item Completed 07/17/2024 11:44 AM
Growth Management Community Development Department Diane Lynch GMD Approver Completed
07/18/2024 11:52 AM
Zoning Diane Lynch Review Item Skipped 07/17/2024 12:26 PM
Zoning Ray Bellows Review Item Completed 07/22/2024 3:36 PM
Unknown Jaime Cook GMCDD Reviewer Completed 07/23/2024 5:20 PM
Zoning Mike Bosi Division Director Completed 07/24/2024 7:38 AM
Growth Management Community Development Department Mike Bosi GMD Deputy Dept Head Completed 07/24/2024 7:39 AM
Planning Commission Ray Bellows Meeting Pending 08/01/2024 9:00 AM
9.A.3
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CU-PL20220003008 PALMETTO RIDGE 2 TOWER CONDITIONAL USE Page 1 of 13
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STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT
HEARING DATE: AUGUST 1, 2024
SUBJECT: PL20220003008; PALMETTO RIDGE 2 TOWER CONDITIONAL USE
PROPERTY OWNER/AGENT:
Owner: Carlos J Meran Agent(s): Mattaniah S. Jahn, Esq.
3147 31st Ave NE Mattaniah S. Jahn, P.A.
Naples, FL 34120 935 Main Street, Suite C4
Safety Harbor, FL 34695
Petitioner: Bridger Tower Corporation
1951 East 400th Road
Lecompton, KS 66050
** Ordinance 2024-05, adopted at the February 27, 2024, Board of County Commissioner meeting, includes updates to
Wireless Communication Facilities Land Development Code (LDC) 5.05.09. To view the Ordinance, please refer to the
LDC's Home page under Adopted Ordinances Not Yet Codified.
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider a Conditional
Use petition to allow a wireless communication facility on lands zoned Estates within the Rural Golden
Gate Estates, pursuant to Section 2.03.01 B.1.c.12 and Section 5.05.09 E.1 and 5.05.09.H. of the Land
Development Code (LDC).
Per Policy 1.1.8 of the Rural Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan
adopted in the Growth Management Plan, to obtain conditional use approval, a super-majority vote
(minimum of 4 votes) by the Board of Zoning Appeals shall be required.
GEOGRAPHIC LOCATION:
The site is located at 3147 31st Avenue NE (Parcel No. 40171120002), at the northeast corner of the
intersection of NE 31st Avenue and Everglades Boulevard North in Section 20, Township 48 South,
Range 28 East, Collier County, Florida. (See location map on the following page.)
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PURPOSE/DESCRIPTION OF PROJECT:
The petitioner seeks a Conditional Use for a telecommunications tower per LDC Section 2.03.01
B.1.c.12, subject to LDC Section 5.05.09. The request is to install a 180-ft self-supporting
telecommunications tower (plus a 4-foot lighting rod) with an associated 50-foot by 50-foot walled
compound area at the base of the tower for accessory equipment.
The parent parcel is ±5.15 acres and is occupied with a single-family home built in 2022. The site is
zoned Estates, and the Future Land Use Map (FLUM) designation is Mixed Use District, Residential
Estates Subdistrict within the Rural Golden Gate Estates Sub-Element in the Golden Gate Area Master
Plan (GGAMP).
The proposed tower is expected to generate minimal traffic, with site technicians anticipated making
approximately 10 to 12 trips per year for regular maintenance. Access to the tower will be provided off
31st Avenue NE via a 12-foot-wide access drive within a 20-foot-wide access and utility easement, with
a second option to access from Everglades Boulevard North via a 20-foot-wide access and utility
easement.
At the time of the original submittal of this petition, the tower did not meet all of the separation distance
requirements applicable to communication towers per the LDC, and a companion Variance petition,
PL20220006738, was submitted seeking relief from the required 450-foot separations (2.5 times tower
height) to the northern southern, and eastern residential properties.
On February 27, 2024, Collier County adopted Ordinance 2024-05, an LDC Amendment related to
wireless communication facilities. The LDC was amended to allow “alternative” tower structures to be
separated from off-site abutting Residential or Estate uses by 50% of the tower height. Alternative
tower structures are defined in the LDC Section 5.05.09.D. as manmade trees, clock towers, bell towers,
steeples, light poles, and similar alternative mounting structures that accommodate, camouflage,
minimize, or conceal the wireless communication facility equipment. In May 2024, the petitioner
revised the tower design from a lattice style to an alternative tower structure (monopine), and the
required separation distance is now 90-feet, which can be attained on the site. Due to these changes, the
companion Variance petition is no longer necessary and has been withdrawn.
The proposed separation distances now meet or exceed the LDC's minimum requirements and the fall
zone radius of 130 feet per the Certification Letter dated September 21, 2022 (see Attachment B).
Separation from:
Past LDC
Minimum Separation
per 5.05.09.G.7.b and c
Current LDC
Minimum Separation
Per 5.05.09. F.2. c.
Proposed
Separation
Property to North
(Estates / residential)
180’ x 2.5 = 450’
180’ x 0.5 = 90’
147’-10”
Property to East
(Estates / residential)
180’ x 2.5 = 450’
180’ x 0.5 = 90’
197’-9”
Property to West
(Estates / residential)
180’ x 2.5 = 450’
180’ x 0.5 = 90’
477’-9”
Property to South
(Estates / residential)
180’ x 2.5 = 450’
180’ x 0.5 = 90’
177’-8”
On-site residence n/a n/a 215’
9.A.3.a
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SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses and zoning classifications for properties
surrounding the boundaries of the subject property, which is developed with a single-family home and
zoned Estates (E):
North: Single-family residential, zoned Estates (E)
East: Single-family residential, zoned Estates (E)
South: Single-family residential and vacant/undeveloped residential, zoned Estates (E)
West: Single-family residential and vacant/undeveloped residential, zoned Estates (E)
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GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject site is located at the northeast corner of the
intersection of Everglades Blvd. and 31st Ave. NE. It is designated Estates, Mixed Use District, and
Residential Estates Subdistrict. The subject site is within the Rural Golden Gate Estates, which is a sub-
element of the Golden Gate Area Master Plan (GGAMP).
According to the Sub-Element, a Conditional Use for a cellular tower is allowed in the Estates Zoning
District only on parcels not smaller than ±2.25-acres and adjacent to a roadway classified within the
Transportation Element as a Collector or Arterial. Based on available information, the lot is 5.15 acres
and is located adjacent to Everglades Blvd., which is classified as a Minor Collector, allowing the
Conditional Use process without an amendment to the GGAMP. Staff would also like to note that the
existing ±5.15-acre parcel is able to be split into two buildable lots, and should a lot split ever be
considered in the future, the cell tower must be on property with frontage on Everglades Blvd. so as not
to create a non-conformity. Staff recommends as a condition of approval #3: The parent tract shall not
be split or altered in any way that would render the tower location to become non-compliant with the
Conditional Use Locational Criteria of the Rural Estates Sub-Element of the Golden Gate Area
Master Plan of the Growth Management Plan. This proposed project, as conditioned, is consistent
with the Golden Gate Area Master Plan of the Growth Management Plan.
Transportation Element: The project is consistent with Policy 5.1 of the Transportation Element of the
Growth Management Plan, which states,
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE)
affecting the overall countywide density or intensity of permissible development, with consideration
of their impact on the overall County transportation system, and shall not approve any petition or
application that would directly access a deficient roadway segment as identified in the current AUIR
or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or
which significantly impacts a roadway segment or adjacent roadway segment that is currently
operating and/or is projected to operate below an adopted Level of Service Standard within the five
year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or
application has significant impacts if the traffic impact statement reveals that any of the following
occur:
a. For links (roadway segments) directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to or
exceeds 2% of the adopted LOS standard service volume; and
c. For all other links, the project traffic is considered significant up to the point where it is
equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted
as part of the traffic impact statement that addresses the project’s significant impacts on all
roadways.”
This proposed communication tower is like other un-manned tower facilities that generate a de minimis
number of monthly maintenance-related trips. Usually, this can be ±6 monthly trips, depending on the
9.A.3.a
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facility. Therefore, the subject Conditional Use is found to be consistent with Policy 5.1 of the
Transportation Element of the Growth Management Plan.
Conservation & Coastal Management Element (CCME): Environmental review staff has found this
project to be consistent with the Conservation & Coastal Management Element (CCME). The project
site consists of ±5.15-acres of previously cleared property.
Federal Law
It should be noted that Section 704 of the Telecommunications Act of 1996, codified at 47 USC
332(c)(7)(B)(iv), prohibits environmental concerns (or health concerns) as a reason for denial of cell
towers by a local jurisdiction. If the CCPC recommends denial of the petition, it should not be based on
health effects but rather on one of the five areas of analysis below for Conditional Use.
STAFF ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition, including the criteria on which
a recommendation must be based. This evaluation is completed as part of the Conditional Use Findings
provided below. In addition, staff offers the following analyses:
Environmental Review: Environmental Services staff has reviewed the Conditional Use petition to
address environmental concerns. The property had been historically cleared and maintained clear of
native vegetation with an existing single-family home. The PUD Master Plan does not show a Preserve
since no minimum preservation is required. No listed animal species were observed on the property.
Environmental Services staff recommends approval.
Transportation Review: Transportation Planning staff has reviewed the petition request and is
recommending approval.
Landscape Review: Buffers labeled on the Conceptual Site Plan are consistent with the LDC. Final
fence/wall and landscaping plans are reviewed at the time of site development plan permitting.
Mosquito Control District Review: Per LDC Section 5.05.09.I.3., because the proposed tower is greater
than 150 feet in height, the applicant must supply a copy of the application to the Collier Mosquito
Control District or designee. The application was supplied as required, see Attachment C. Per the
submitted correspondence with Collier Mosquito Control District Executive Director, staff recommends
as condition of approval #1: The petitioner shall submit proof of notice to the Collier County
Mosquito Control District of the project commencement date when known prior to issuance of a
building permit.
Conditional Use Findings: Before any conditional use recommendation can be offered to the Board of
Zoning Appeals (BZA), the Collier County Planning Commission (CCPC) must make findings that:
1) approval of the conditional use will not adversely affect the public, and
2) all specific requirements for the individual conditional use will be met; and
3) satisfactory provisions have been made concerning the following matters, where applicable
9.A.3.a
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1. Section 2.03.01 B.1.c.12 of the LDC permits communication towers as conditional uses, subject
to LDC Section 5.05.09.
The requested use for a wireless communication facility is allowed as a conditional use in the Estates
zoning district, subject to the standards and procedures established in Section 10. 08.00, Conditional
Uses Procedures, and 5.05.09, Wireless Communication Facilities, of the LDC.
2. Consistency with the Land Development Code (LDC) and the Growth Management Plan
(GMP).
Staff has found this request is consistent with the Growth Management Plan (GMP). The
development of conditional uses shall be in compliance with the applicable provisions of the Land
Development Code (LDC).
Per LDC Section 5.05.09.F.2.b., the maximum allowable tower height is dependent upon the number
of providers accommodated on the tower. The tower is designed to support up to four providers
(Verizon plus three others), which corresponds to a maximum height of 185- feet. Lightning rods
may exceed the height limitation provided the rods are no greater than 10-feet in length. The
proposed height of 180-feet plus a 4-foot lightning rod conforms to the LDC.
Per LDC Section 5.05.09.F.2.c., separation requirements from off-site abutting uses are 100% of
tower height or 50% of tower height if an alternative tower structure is proposed. Because the tower
is proposed as a monopine design, the minimum separation requirement is 90 feet, and the proposed
separation distances meet or exceed the minimum requirements of the LDC. The proposed
separation distances also exceed the fall zone radius of 130-feet per the Certification Letter dated
September 21, 2022, which the agent advised is still applicable to the monopine structure.
Screening, landscaping, and parking standards are enumerated in LDC Sections 5.05.09.F.2.g., h.
and i. The proposed 8-foot-tall wall around the 50’ by 50’ compound meets the screening standards.
Overall height of ground-mounted equipment shall not exceed 12-feet. Dimensions of the
equipment cabinets are reviewed against this standard at the time of site development plan and
building permitting. The proposed 15-foot-wide landscape buffer will meet the landscaping
requirement of a minimum 10-foot-wide Type A buffer that includes a 3-foot high, continuous hedge
planted 3 feet on center with trees at least 12-feet in height at time of planting along the outside
perimeter of the wall. Final fence/wall and landscaping plans are reviewed against these standards at
the time of site development plan permitting. The proposed access easement and single parking
space meet the requirement for towers that are 185-feet in height or less.
Additional standards apply to wireless communication facilities in the Estates Zoning District. These
standards are found in LDC Section 5.05.09.H. and are evaluated below:
a. The parcel is a minimum ±2.25 acres and adjacent to an arterial or collector road.
This criterion is met because the parcel is ±5.15 acres and is located adjacent to Everglades Blvd
N., which is classified on the FDOT District One – Map B3, Federal Functional Classification
Map as a Minor Collector.
9.A.3.a
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b. The wireless communication facility’s provider has provided evidence that the service provider's
search radius for the tower location requires placement of the tower in the Estates Zoning
District to meet its coverage requirements and that the wireless communication facility cannot
be co-located on an existing tower and provide the same quality service coverage.
Per LDC Section 5.05.09 D.4, the search radius area means the limited area certified by the
provider’s Radio Frequency Engineer within which the proposed wireless communication
facility needs to be located in order to resolve the provider’s coverage and/or capacity issues in
the surrounding area. There is no standard numeric distance for a search radius; instead, the
search radius for a particular site depends on many factors, including, but not limited to, the
population to be served, geography, and topography.
See Attachment D for the petitioner’s required “No Alternative Towers Affidavit” with
supporting documents identifying search radii for Verizon (Anchor Tenant) and AT&T. The
Radio Frequency (RF) Justification Package includes an explanation for the need to place the
tower in the Estates Zoning District to provide adequate service and address customer complaints
due to coverage and capacity issues. The petitioner asserts that “The proposed site will
significantly enhance the coverage and capacity need in the area and will bring significant
network performance improvements to the existing and future residents of this area. There are no
existing structures in the area that could support the installation of the Verizon Wireless
equipment needed.”
Supplemental application requirements apply to wireless communication facilities in the Estates
Zoning District. These requirements are found in LDC Section 5.05.09.I.1. and are evaluated below:
a. Evidence from a Radio Frequency Engineer that the proposed facilities cannot be installed on
another structure in Collier County and shall be located at the proposed site to meet coverage
requirements with a composite propagation study illustrating, graphically, existing and proposed
coverage in industry-accepted median received signal ranges.
See Attachment D for the petitioner’s required “No Alternative Towers Affidavit” with
supporting Radio Frequency (RF) Justification Package, which includes an explanation for the
need to place the tower in the Estates Zoning District to provide adequate service and address
customer complaints due to coverage and capacity issues. The RF Justification Package includes
graphics illustrating existing and proposed coverage and asserts that “The proposed site will
significantly enhance the coverage and capacity need in the area and will bring significant
network performance improvements to the existing and future residents of this area. There are no
existing structures in the area that could support the installation of the Verizon Wireless
equipment needed.”
b. If co-location is not available, the applicant shall submit an affidavit stating that the applicant
made diligent efforts for permission to install or co-locate the Wireless Communication Facility
(WCF) on all existing support structures located within the search radius for the proposed
tower. The applicant shall establish in the application that they are unable to provide service at
existing sites nearby, no other existing tower is available (including utility poles); and that no
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reasonable alternative technology can accommodate the WCF due to one or more of the
following factors: (six factors are listed but not re-stated here for brevity)
See Attachment D for the petitioner’s required “No Alternative Towers Affidavit” with
supporting Radio Frequency (RF) Justification Package, which states, “There are no existing
structures in the area that could support the installation of the Verizon Wireless equipment
needed.” The Affidavit indicates the limiting factor for co-location is no facilities with
sufficient height are in the geographic search area to meet Verizon Wireless’ RF objectives.
Per LDC Section 5.05.09.I.3. Because the proposed tower is greater than 150 feet in height, the
applicant must supply a copy of the application to the Collier Mosquito Control District or designee.
Per the submitted correspondence with the Collier Mosquito Control District Executive Director, the
District requests the petitioner advise of the project commencement date when known, which
staff recommends as a condition of approval #1.
3. Ingress and egress to the property and proposed structures thereon, with particular reference
to automotive and pedestrian safety and convenience, traffic flow and control, and access in
case of fire or catastrophe.
Ingress/egress is proposed via a 20-foot-wide access and utility easement off 31st Avenue NE, with a
secondary access option off Everglades Boulevard North along the northern property line. The
applicant states that the use will generate approximately 10 to 12 anticipated trips per year by site
technicians. The 50-foot by 50-foot compound at the base of the tower is proposed to have gates for
security.
4. The effect the Conditional Use would have on neighboring properties in relation to noise, glare,
economic or odor effects.
The communication tower is an unmanned facility and is not anticipated to generate noise, odor, or
glare. No signals, lighting, or illumination is permitted on towers unless required by the FAA or
other applicable authority. Site lighting cannot be more than 20-feet above grade, must be fully
shielded, and directed downward away from neighboring properties. The tower is not proposed to be
illuminated, and the design of the tower is proposed as a monopine to ameliorate the visual impact
upon the surrounding properties. The tower is anticipated to improve wireless communication
capacity and service levels in the area, which not only positively affects economic opportunities but
also increases safety within the area with improved coverage and call stability for emergency
situations.
5. Compatibility with adjacent properties and other properties in the district.
The 130-foot projected fall zone radius for the tower is completely contained within the boundaries
of the parent parcel and is outside of the existing single-family dwelling on the parent parcel. A
tower will generate far fewer trips than other uses that are permitted or conditional in the Estates
zoning district. The applicant has attempted to ameliorate the visual impact of the tower by
proposing a monopine type of tower. The applicant provided several photo simulation images to
portray the appearance of the tower from different vantage points. One view is below from the
intersection of Everglades Blvd and 31st Avenue NE, looking northeast.
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Minimum separation distances are established in the LDC to address compatibility with abutting
uses in proximity to a proposed tower. The proposed tower complies with the newly adopted
minimum separation distance requirements from abutting uses per LDC Section 5.05.09.F.2.c..
Towers within the Estates Zoning District must be separated from the property line of abutting uses
by at least 100% of the tower height unless an alternative tower structure is proposed, whereby the
separation distances shall be reduced to 50% of the tower height. The petitioner is proposing a 180-
ft tall monopine tower design which is classified as an “alternative tower structure” since it
camouflages and minimizes the presence of wireless communication facility equipment. As such, the
minimum required separation distance is 90 feet from abutting property lines; the proposed tower
meets this requirement in all directions.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
This project does not require an Environmental Advisory Council (EAC) review, as it did not meet the
EAC's scope of land development project reviews as identified in Section 2-1193 of the Collier County
Codes of Laws and Ordinances.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The NIM was held on February 8, 2024, at Big Corkscrew Island Regional Park Community Center, 810
39th Ave NE. Approximately 12 members of the public attended. Virtual attendance was also available
via Zoom, although there were no Zoom participants. The meeting commenced at 6:00 p.m. and ended
at 7:04 p.m.
The petitioner’s agent, Mattaniah S. Jahn, presented information about the proposed wireless
communication facility and the justification for the Conditional Use and Variance approvals. [NOTE: At
9.A.3.a
Packet Pg. 288 Attachment: 6-10-2024-Staff Report Palmetto Ridge 2 Tower-CU [Revision 1] (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
CU-PL20220003008 PALMETTO RIDGE 2 TOWER CONDITIONAL USE Page 12 of 13
July 24, 2024
the time of the NIM, the applicant was still proposing a 180-ft tall lattice-style tower, which required a
distance separation of 2.5 times the height of the tower prior to the adoption of Ordinance 2024-05]. The
agent explained the challenges in meeting the communication tower separation requirements from the
abutting residential parcels due to the lack of larger parcels in the surrounding area within the Estates
zoning district.
Attendees asked how many communication tower projects the applicant has in Collier County and how
many within the Estates zoning district. Concerns were raised about potential impacts from radio
frequency (RF) waves on surrounding residents and the unsightliness of the tower in the neighborhood.
Other concerns were raised regarding the impact on property values, the marketability of property near a
tower, and the aesthetics of the area. Some attendees expressed support for the possibility of cell phone
coverage but concern about potential radiation and the safety of the community. Some attendees
expressed interest in a tower designed to look like a tree, similar to a recently constructed tower at 4111
Green Boulevard near Golden Gate City.
In response to comments from attendees, the agent committed to follow-up to address these topics:
- Information on RF safety
- Request the commissioning of a Non-Ionizing Electromagnetic Radiation (NIER) Report to
show how the signal broadcasts
- Determine if the design could be changed from lattice to a treelike design, similar to the tower on
Green Boulevard at the edge of Golden Gate City.
The agent followed up by email to an attendee of the NIM on May 9, 2024, indicating that Verizon
didn’t authorize a full NIER study for the project but shared a link to the Federal Communications
Commission webpage on communication tower and wireless device safety for the public. Also, the
agent advised that the design of the project changed from a lattice to a monopine, like the Green
Boulevard tower, and provided new photo-simulations of the monopine design and revised plans for the
monopine design.
See Attachment F for the documentation of the NIM, including the follow-up by the agent to address
concerns raised at the NIM.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney's Office reviewed this staff report on July 2, 2024.
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC) recommend approval of
Petition CU-20220003008, Palmetto Ridge 2 Tower, to the Board of Zoning Appeals (BZA), subject to
the following conditions:
1. The petitioner shall submit proof of notice to the Collier County Mosquito Control District of the
project commencement date when known prior to issuance of a building permit.
2. Bridger Tower Corporation, its successors, or assigns shall maintain the tower as a monopine
style tower, and shall maintain the tower (including, but not limited to, the tree branch canopy) in
good condition and repair in accordance with the appearance and condition at time of
installation.
9.A.3.a
Packet Pg. 289 Attachment: 6-10-2024-Staff Report Palmetto Ridge 2 Tower-CU [Revision 1] (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
CU-PL20220003008 PALMETTO RIDGE 2 TOWER CONDITIONAL USE Page 13 of 13
July 24, 2024
3. The leased area designated for the location of the cellular tower and access to the cellular tower
is on a 5.15-acre parent tract, which conforms to the Conditional Use Locational Criteria of the
Rural Estates Sub-Element of the Golden Gate Area Master Plan of the Growth Management
Plan because the parcel is no smaller than 2.25 acres and is adjacent to Everglades Blvd, which is
classified as a minor collector. The parent tract shall not be split or altered in any way that
would render the tower location to become non-compliant with the Conditional Use Locational
Criteria of the Rural Estates Sub-Element of the Golden Gate Area Master Plan of the Growth
Management Plan.
Attachments:
A. Draft Resolution
B. Fall Zone Certification Letter dated September 21, 2022
C. Mosquito Control District correspondence
D. Petitioner’s No Alternative Towers Affidavit, including RF Justification Package
E. Application/Backup documents
F. NIM Documentation
9.A.3.a
Packet Pg. 290 Attachment: 6-10-2024-Staff Report Palmetto Ridge 2 Tower-CU [Revision 1] (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
[22-CPS-02289/1876197/1]63
Bridger – Palmetto Ridge II
PL20220003008
7/2/24R
1 of 2
RESOLUTION NO. 2024-
A RESOLUTION OF THE BOARD OF ZONING APPEALS
OF COLLIER COUNTY, FLORIDA PROVIDING FOR THE
ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW
A WIRELESS COMMUNICATIONS FACILITY ON LANDS
ZONED ESTATES (E) WITHIN THE RURAL GOLDEN
GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE
AREA MASTER PLAN ELEMENT OF THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN PURSUANT
TO SECTION 2.03.01.B.1.c.12 AND SECTIONS 5.05.09.E.1
AND 5.05.09.H OF THE COLLIER COUNTY LAND
DEVELOPMENT CODE ON .39± ACRES OF A 5.15+/-
ACRE TRACT LOCATED AT 3147 31ST AVENUE NE
(PARCEL 40171120002), AT THE NORTHEAST CORNER
OF THE INTERSECTION OF NE 31ST AVENUE AND
EVERGLADES BOULEVARD NORTH, IN SECTION 20,
TOWNSHIP 48 SOUTH, RANGE 28 EAST, COLLIER
COUNTY, FLORIDA. (PL20220003008)
WHEREAS, the Legislature of the State of Florida in Chapter 67–1246, Laws of Florida,
and Chapter 125, Florida Statutes, has conferred on Collier County the power to establish,
coordinate and enforce zoning and such business regulations as are necessary for the protection
of the public; and
WHEREAS, the County pursuant thereto has adopted a Land Development Code
(Ordinance No. 2004-41, as amended) which includes a Comprehensive Zoning Ordinance
establishing regulations for the zoning of particular geographic divisions of the County, among
which is the granting of Conditional Uses; and
WHEREAS, the Board of Zoning Appeals (Board), being the duly appointed and
constituted planning board for the area hereby affected, has held a public hearing after notice as
in said regulations made and provided, and has considered the advisability of a Conditional Use
to allow a wireless communications facility on lands zoned Estates (E) within the Rural Golden
Gate Estates Sub-Element of the Golden Gate Area Master Plan Element of the Collier County
Growth Management Plan pursuant to Section 2.03.01.B.1.c.12 and Sections 5.05.09.E.1 and
5.05.09.H of the Collier County Land Development Code on the property hereinafter described,
and the Collier County Planning Commission has made findings that the granting of the
Conditional Use will not adversely affect the public interest and the specific requirements
governing the Conditional Use have been met and that satisfactory provision and arrangement
have been made concerning all applicable matters required by said regulations and in accordance
with Subsection 10.08.00.D. of the Land Development Code; and
9.A.3.b
Packet Pg. 291 Attachment: Att A - Resolution - 070224R Bridger Tower (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
WHEREAS, all interested parties have been given opportunity to be heard by this Board
in a public meeting assembled and the Board having considered all matters presented.
NOW. THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS
OF COLLIER COLINTY, FLORIDA that:
Petition Number PL20220003008 filed by Bridger Tower Corp., with respect to the
property hereinafter described in Exhibit A, be and the same is hereby approved for a
Conditional Use to allow a wireless communications facility on lands zoned Estates (E) within
the Rural Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan Element of the
Collier County Growth Management Plan pursuant 1o Section 2.03.01 .B. I .c.12 and Sections
5.05.09.8.1 and 5.05.09.H olthe Collier County Land Development Code, in accordance with
the Conceptual Site Plan described in Exhibit B, and subject to the conditions in Exhibit C.
Exhibits A, B, and C are attached hereto and incorporated herein by reference.
BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this
Board.
This Resolution adopted after motion, second, and super-majority vote, this _ day of
2024.
ATTEST:
CRYSTAL K. KINZEL, CLERK
By
, Deputy Clerk
Approved as to form and legality:
Heidi Ashton-Cicko
Managing Assistant County Attomey
Attachments: Exhibit A - Legal Description
Exhibit B - Conceptual Site plan
Exhibit C - Conditions of Approval
fzz-cYs-ozzts t nt e st r rlot
Bridger - Palmetto Ridge II
PL20220003008
1/2/24
BOARD OF ZONING APPEALS
COLLIER COLJNTY, FLORIDA
By:
Chris Hall. Chairman
2of2
9.A.3.b
Packet Pg. 292 Attachment: Att A - Resolution - 070224R Bridger Tower (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
EXHIBIT A
LEGAL DESCRIPTION
DESCRIPTION: 75'X75' BRIDGER CELL ASSETS, LLC LEASE AREA (AS REQUESTED BY CLIENT)
A PARCEL OF LAND LYING WITHIN SECTION 20, TOWNSHIP 48 SOUTH, RANGE 28 EAST, COLLIER COUNTY,
FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF THE EAST LINE OF TRACT 15, GOLDEN GATE ESTATES UNIT NO. 68, PLAT
BOOK 5, PAGE 90, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA AND THE NORTH ROAD RIGHT-OF-WAY
EASEMENT LINE OF 31ST AVENUE NE, BEING MARKED BY A FOUND 5/8" IRON ROD (NO IDENTIFICATION);
THENCE S89°35'44"W, DEPARTING THE EAST LINE OF SAID TRACT 15, AND ALONG THE NORTH ROAD RIGHT-
OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 190.18 FEET; THENCE CONTINUE
S89º35'44"W, ALONG THE NORTH ROAD RIGHT-OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NW, A
DISTANCE OF 20.00 FEET; THENCE N00°24'16"W, DEPARTING THE NORTH ROAD RIGHT-OF-WAY EASEMENT
LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 112.60 FEET; THENCE S89°35'44"W, A DISTANCE OF 27.50 FEET
TO THE POINT OF BEGINNING; THENCE N00°24'16"W, A DISTANCE OF 75.00 FEET; THENCE N89°35'44"E, A
DISTANCE OF 75.00 FEET; THENCE S00°24'16"E, A DISTANCE OF 75.00 FEET; THENCE S89°35'44"W, A DISTANCE
OF 75.00 FEET TO THE POINT OF BEGINNING.
SAID PROPOSED 75'X75' BRIDGER CELL ASSETS, LLC LEASE AREA CONTAINING 5,625 SQUARE FEET.
DESCRIPTION: 20' WIDE NON-EXCLUSIVE BRIDGER CELL ASSETS, LLC ACCESS & UTILITY EASEMENT "A" (AS
REQUESTED BY CLIENT)
A STRIP OF LAND LYING WITHIN SECTION 20, TOWNSHIP 48 SOUTH, RANGE 28 EAST, COLLIER COUNTY,
FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF THE EAST LINE OF TRACT 15, GOLDEN GATE ESTATES UNIT NO. 68, PLAT
BOOK 5, PAGE 90, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA AND THE NORTH ROAD RIGHT-OF-WAY
EASEMENT LINE OF 31ST AVENUE NE, BEING MARKED BY A FOUND 5/8" IRON ROD (NO IDENTIFICATION);
THENCE S89°35'44"W, DEPARTING THE EAST LINE OF SAID TRACT 15, AND ALONG THE NORTH ROAD RIGHT-
OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 190.18 FEET TO THE POINT OF
BEGINNING; THENCE CONTINUE S89°35'44"W, ALONG THE NORTH ROAD RIGHT-OF-WAY EASEMENT LINE OF
SAID 31ST AVENUE NE, A DISTANCE OF 20.00 FEET; THENCE N00°24'16"W, DEPARTING THE NORTH ROAD
RIGHT-OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 112.60 FEET; THENCE N89°35'44"E,
A DISTANCE OF 20.00 FEET; THENCE S00°24'16"E, A DISTANCE OF 112.60 FEET TO THE POINT OF BEGINNING.
SAID 20' WIDE NON-EXCLUSIVE BRIDGER CELL ASSETS, LLC ACCESS & UTILITY EASEMENT "A" CONTAINING
2,252 SQUARE FEET, MORE OR LESS.
DESCRIPTION: 20' WIDE NON-EXCLUSIVE BRIDGER CELL ASSETS, LLC ACCESS & UTILITY EASEMENT "B" (AS
REQUESTED BY CLIENT)
Page 1 of 3
9.A.3.b
Packet Pg. 293 Attachment: Att A - Resolution - 070224R Bridger Tower (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
A STRIP OF LAND LYING WITHIN SECTION 20, TOWNSHIP 48 SOUTH, RANGE 28 EAST, COLLIER COUNTY,
FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF THE EAST LINE OF TRACT 15, GOLDEN GATE ESTATES UNIT NO. 68, PLAT
BOOK 5, PAGE 90, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA AND THE NORTH ROAD RIGHT-OF-WAY
EASEMENT LINE OF 31ST AVENUE NE, BEING MARKED BY A FOUND 5/8" IRON ROD (NO IDENTIFICATION);
THENCE S89°35'44"W, DEPARTING THE EAST LINE OF SAID TRACT 15, AND ALONG THE NORTH ROAD RIGHT-
OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 190.18 FEET; THENCE CONTINUE
S89º35'44"W, ALONG THE NORTH ROAD RIGHT-OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NW, A
DISTANCE OF 20.00 FEET; THENCE N00°24'16"W, DEPARTING THE NORTH ROAD RIGHT-OF-WAY EASEMENT
LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 112.60 FEET; THENCE S89°35'44"W, A DISTANCE OF 27.50
FEET; THENCE N00°24'16"W, A DISTANCE OF 75.00 FEET; THENCE N89º35'44"E, A DISTANCE OF 27.50 FEET TO
THE POINT OF BEGINNING; THENCE N00°24'40"W, A DISTANCE OF 92.60 FEET; THENCE S89°35'20"W, A
DISTANCE OF 350.70 FEET TO A POINT ON THE EAST ROAD RIGHT-OF-WAY EASEMENT LINE OF EVERGLADES
BOULEVARD N, PER OFFICIAL RECORDS BOOK 4312, PAGE 3966, INSTRUMENT NUMBER 4107945, OF THE
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE N00°26'54"W, ALONG THE EAST ROAD RIGHT-OF-
WAY EASEMENT LINE OF SAID EVERGLADES BOULEVARD N, A DISTANCE OF 20.00 FEET TO A POINT ON THE
NORTH LINE OF SAID TRACT 15, BEING MARKED BY A FOUND 5/8" IRON ROD LB 8357; THENCE N89°35'20"E,
DEPARTING THE EAST ROAD RIGHT-OF-WAY EASEMENT LINE OF SAID EVERGLADES BOULEVARD N, AND
ALONG THE NORTH LINE OF SAID TRACT 15, A DISTANCE OF 370.72 FEET; THENCE S00°24'40"E, DEPARTING
THE NORTH LINE OF SAID TRACT 15, A DISTANCE OF 112.60 FEET; THENCE S89°35'44"W, A DISTANCE OF 20.00
FEET TO THE POINT OF BEGINNING.
SAID 20' WIDE NON-EXCLUSIVE BRIDGER CELL ASSETS, LLC ACCESS & UTILITY EASEMENT "B" CONTAINING
9,266 SQUARE FEET, MORE OR LESS.
Page 2 of 3
9.A.3.b
Packet Pg. 294 Attachment: Att A - Resolution - 070224R Bridger Tower (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 3 of 3 9.A.3.bPacket Pg. 295Attachment: Att A - Resolution - 070224R Bridger Tower (29350 : PL20220003008 Palmetto Ridge 2 Tower
9.A.3.bPacket Pg. 296Attachment: Att A - Resolution - 070224R Bridger Tower (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
TOWER ELEVATIONIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER: REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONING NMCAUW5 03-07-23Z-5TOWER ELEVATIONTOWER NOTES:9.A.3.bPacket Pg. 297Attachment: Att A - Resolution - 070224R Bridger Tower (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
2
J
Exhibit C
Conditions of ApproYal
The petitioner shall submit to County proof of written notice ofthe project commencement date to
the Collier County Mosquito Control District prior to issuance of a building permit.
Bridger Tower Corporation, its successors or assigns, shall maintain the tower as a monopine style
tower, (including, but not limited to, the tree branch canopy) in good condition and repair in
accordance with the appearance and condition at the time of installation.
The leased area designated for location ofthe cellular tower and access to the cellular tower is on a
.39* acre area of a 5. I S-acre parent tract which conforms to the Conditional Use Locational Criteria
of the Rural Estates Sub Element of the Golden Gate Area Master Plan of the Growth Management
Plan, because the parcel is no smaller than 2.25 acres and is adjacent to Everglades Blvd, which is
classified as a minor collector. The parent tract shall not be split or altered in any way that would
render the tower location to become noncompliant with the Conditional Use Locational Criteria of
the Rural Estates Sub Element ol the Golden Gate Area Master Plan of the Growth Management
Plan.
122 -CP S -O22A9 h A7 5259 t 1 16 1
7 t2124
9.A.3.b
Packet Pg. 298 Attachment: Att A - Resolution - 070224R Bridger Tower (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
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9.A.3.c
Packet Pg. 299 Attachment: Att B - 25 9747_Palmetto Ridge_Fall Letter_09_21_22 (1) (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
1
Nick Constantine
From:Patrick Linn <PLinn@cmcd.org> on behalf of Patrick Linn
Sent:Monday, September 12, 2022 11:33 AM
To:Nick Constantine
Cc:Robin King; Kevin Dunleavy; Keira Lucas; Mark Prince
Subject:RE: Cell Tower in Collier County
Good afternoon Nick:
Per our phone conversation of Friday, this note will serve as the Collier Mosquito Control District’s (the District) approval
of the cell tower construction plans you sent on the same day.
As we discussed, the District’s only concerns regarding projects such as this one relate to the safety of aerial mosquito
control activities in the area of the newly constructed tower.
We thank you for including the construction plans and location information for this project.
Please advise of the project commencement date when known.
Thanks for reaching out and best for a pleasant day,
Patrick Linn, MS, MSHAPI
Executive Director
Collier Mosquito Control District
600 North Road, Naples, FL 34104
239.434.4646 | Direct
239.436.1000 | Main
239.436.1005 | Fax
www.cmcd.org
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 phone or in writing.
From: Nick Constantine <nconstantine@tepgroup.net>
Sent: Friday, September 9, 2022 12:43 PM
To: Patrick Linn <PLinn@cmcd.org>
Cc: Robin King <RKing@cmcd.org>; Kevin Dunleavy <KDunleavy@cmcd.org>; Keira Lucas <klucas@cmcd.org>; Mark
Prince <MPrince@cmcd.org>
Subject: RE: Cell Tower in Collier County
Patrick,
9.A.3.d
Packet Pg. 300 Attachment: Att C - Mosquito Control correspondence - 9-12-2022 (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
2
Not sure if I should just submit this letter to the County with the rest of our submittal docs or if I should send this to you
first for you to provide approval and or comments. Just noticed county comments said provide Mosquito Control
“Approval” so sending to you first for review/approval.
Thanks
_ _ _ _ _ _ _ _ _ _ _ _ _ _
Nicholas M. Constantine, P.E.
Tower Engineering Professionals, Inc. (www.tepgroup.net)
500 East 84th Ave, Unit C-10, Thornton, CO 80229 |Office: (303) 566-9918 | Fax: (303) 566-9916 |Mobile:
(518) 852-1175
Civil|Surveying|Environmental|PM&E|Structural|Inspections|Geotechnical and Material
Testing|Construction|Renewable Energy|Fiber|Site Acquisition
From: Patrick Linn <PLinn@cmcd.org>
Sent: Friday, September 9, 2022 7:59 AM
To: Nick Constantine <nconstantine@tepgroup.net>
Cc: Robin King <RKing@cmcd.org>; Kevin Dunleavy <KDunleavy@cmcd.org>; Keira Lucas <klucas@cmcd.org>; Mark
Prince <MPrince@cmcd.org>
Subject: Re: Cell Tower in Collier County
Sounds good. Keep in touch.
Thanks,
Patrick
Sent from my iPhone
On Sep 9, 2022, at 9:56 AM, Nick Constantine <nconstantine@tepgroup.net> wrote:
Thanks. So as far as our “Control Plan” we don’t necessarily need to detail proposed treatments at this
time just provide info from your website for the contractor when it is built for how to report mosquitoes
and requesting a field technician if needed along with the info below.
_ _ _ _ _ _ _ _ _ _ _ _ _ _
Nicholas M. Constantine, P.E.
Tower Engineering Professionals, Inc. (www.tepgroup.net)
500 East 84th Ave, Unit C-10, Thornton, CO 80229 |Office: (303) 566-9918 | Fax: (303) 566-
9916 |Mobile: (518) 852-1175
Civil|Surveying|Environmental|PM&E|Structural|Inspections|Geotechnical and Material
Testing|Construction|Renewable Energy|Fiber|Site Acquisition
From: Patrick Linn <PLinn@cmcd.org>
Sent: Friday, September 9, 2022 7:51 AM
To: nconstantine@tepgroup.net
Cc: Robin King <RKing@cmcd.org>; Kevin Dunleavy <KDunleavy@cmcd.org>; Keira Lucas
<klucas@cmcd.org>; Mark Prince <MPrince@cmcd.org>
Subject: Cell Tower in Collier County
9.A.3.d
Packet Pg. 301 Attachment: Att C - Mosquito Control correspondence - 9-12-2022 (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
3
Hi Nick:
No particular format is necessary for us. All we really need to have is (information regarding) precise
location, height, whether or not it will be lit (and how), and a timeline for construction.
We very much appreciate you reaching out regarding the project and look forward to updates as you
have them.
Please visit our website at www.cmcd.org for information on our operations and more. Also,
Please don’t hesitate to contact me directly with any questions or concerns.
Best for a successful project,
Patrick Linn
Executive Director
Collier Mosquito Control District
From: Nick Constantine <nconstantine@tepgroup.net>
Date: Thursday, September 8, 2022 at 10:59 AM
To: Info <info@cmcd.org>
Subject: Proposed Cell Tower ‐ Mosquito Control Plan
We are submitting a proposal for a cell tower in Collier County and were requested to submit a
mosquite control plan as well. Do you have a typical format or what you want for a Mosquito Control
Plan for a typical cell tower that is being installed?
_ _ _ _ _ _ _ _ _ _ _ _ _ _
Nicholas M. Constantine, P.E. - Director - Rocky Mountain Region
Tower Engineering Professionals, Inc. (www.tepgroup.net)
500 East 84th Ave, Unit C-10, Thornton, CO 80229 |Office: (303) 566-9918 | Fax: (303) 566-
9916 |Mobile: (518) 852-1175
Civil|Surveying|Environmental|PM&E|Structural|Inspections|Geotechnical and Material
Testing|Construction|Renewable Energy|Fiber|Site Acquisition
Sent from my iPhone
9.A.3.d
Packet Pg. 302 Attachment: Att C - Mosquito Control correspondence - 9-12-2022 (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.e
Packet Pg. 303 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.e
Packet Pg. 304 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
RF Justification Package
Everglades and 31st Ave NE
with proposed zoning approved Golden Gate Boat
Prepared by Verizon Wireless RF Engineering
William Compton
August 15th, 2023
9.A.3.e
Packet Pg. 305 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 :
Capacity is the need for more wireless
resources.Cell sites have a limited amount
of resources to handle voice calls,data
connections,and data volume.When these
limits are reached,user experience quickly
degrades.This could mean customers may
no longer be able to make/receive calls nor
be able to browse the internet.It could also
mean that webpages will be very slow to
download.
Coverage is the need to expand
wireless service into an area that
either has no service or bad service.
The request for service often comes
from customers or emergency
personnel. Expansion of service
could mean improving the signal
levels in a large apartment complex
or new residential community. It
could also mean providing new
service along a newly built highway.
Introduction:
There are two main drivers that prompt the need for a new cell site.One is
coverage and the other is capacity.
9.A.3.e
Packet Pg. 306
Capacity is the amount of resources a cell site has to handle customer demand.
We utilize sophisticated programs that use current usage trends to forecast
future capacity needs. Since it takes an average of (1-3) years to complete a cell
site project, we have to start the acquisition process several years in advance to
ensure the new cell site is in place before the existing cell site hits capacity limits.
Location, Location, Location. A capacity cell site needs to be as close as
possible to the center of the user population and network demand as that
ensures a more even traffic distribution around the cell. A typical cell site is
configured in a circular pie shape, with each slice (aka. sector) holding 33% of the
total cell site resources. Optimal performance is achieved when traffic is evenly
distributed across the 3 sectors. A new site placed too close to an existing cell
site generates unwanted interference to existing customers and does not
offload far away traffic and is therefore an ineffective capacity offload solution.
9.A.3.e
Packet Pg. 307
Need Case for: Everglades and 31st Ave NE
The existing network in eastern Collier County near the intersection of Oil Well
Road and Everglades Blvd has coverage and resulting capacity issues. The
proposed site will be surrounded by single family residential buildout on large
wooded lots which are very difficult to provide adequate service. This area
generates significant numbers of customer complaints due to coverage and
capacity issues. The proposed site will significantly enhance the coverage and
capacity need in the area and will bring significant network performance
improvements to the existing and future residents of this area. There are no
existing structures in the area that could support the installation of the Verizon
Wireless equipment needed .
Note: The internal Verizon Wireless site name for this project is Desoto and Oil
Well which describes the initial design area for the site. Subsequent zoning
changes allowed a move to the much better solution discussed here. The
following maps will use the VzW site name.
9.A.3.e
Packet Pg. 308 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 :
LTE AWS (Capacity Band) Current Coverage
Zoning
Approved
not in service
site
Zoning
Proposed
not in service
site
9.A.3.e
Packet Pg. 309
LTE AWS (Capacity Band) Proposed Coverage
Zoning
Approved
not in service
site
Zoning
Proposed
not in service
site
9.A.3.e
Packet Pg. 310
LTE AWS (Capacity Band) Proposed Coverage
Zoning
Approved
not in service
site
Zoning
Proposed
not in service
site
9.A.3.e
Packet Pg. 311
Neighbor Sites with VzW Installations and Distance
G
F
E
C
B
A
I
H
D
5.6miles
6.7miles
9.0miles
8.6miles
7.5miles
5.6miles
3.6miles
3.3miles
Z
6.8miles
3.9miles
9.A.3.e
Packet Pg. 312 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 :
First Tier Neighbors Zoning Approved and Proposed Site Information
Map Label Latitude Longitude FCC ASR FCC Structure Owner Structure Max Height (ft)Structure Type VzW Centerline (ft)VzW Site Name
A 26.36748 -81.56982 1204878 SBA 280 Lattice 182 ACME Immokalee
B 26.32213 -81.44313 1268378 SBA 100 Unipole 65 Ave Maria Utility
C 26.3102 -81.40051 1217351 ATC 250 Lattice 150 Ave Maria
D 26.17012 -81.50412 1213946 ATC 400 Guyed 235 Lucky Lake
E 26.18312 -81.57482 1020484 Alpert Tower 1017 Guyed 220 Alpine Broadcasting
F 26.22841 -81.63218 1208812 Golden Gate Fire Control 160 Lattice 143 Baker
G 26.25444 -81.62508 1022178 CCATT LLC 281 Lattice 140 Crown Rock Road
H 26.27644 -81.6011 1238039 ATC 200 Monopole 182 Forth Island
Zoning Approved Site
Z 26.22971 -81.57235 TBD Vertical Bridge 140 Monopine 135 Golden Gate Boat
Proposed Site
26.28931 -81.54423 TBD 184 Lattice 176
9.A.3.e
Packet Pg. 313
Initial Search Ring (Work Around due to Estates Zoning Limitations)
Coordinates:
26.294
-81.5138
Radius 1 mile
9.A.3.e
Packet Pg. 314 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 :
Acceptable Placement Area (With new Estates Zoning in Place)
Center
Coordinates:
26.288009°
-81.530461°
radius 2mi
north to south
radius 1.1m
east to west
9.A.3.e
Packet Pg. 315 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 :
Additional Information
9.A.3.e
Packet Pg. 316 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 :
At Verizon Wireless RF Justification maps are created based on the internal project justifications for the
project. Typically there are not instances where neighboring sites that meet those 2 very different RF
Justification criteria exist, but the uniqueness of Golden Gate Estates in eastern Collier County and the
extreme delays in building solutions for the area has resulted in just such a case. The RF Justification criteria
are either Coverage or Capacity. Coverage sites are justified based on the primary need for the site is RF
Coverage, Capacity sites are justified based on the primary need for the site is to offload capacity issues from
neighboring sites. The Golden Gate and Everglades site was internally identified and budgeted as a Coverage
justified site and therefore the frequency band used for the RF propagation maps chosen is the 700Mhz
(Coverage oriented) frequency band. The Everglades Ave and 31st site was internally identified and budgeted
as a Capacity site and therefore, the frequency band chosen for the propagation maps default to our primary
capacity layer which is the 2,100Mhz/AWS (Capacity oriented) frequency band. The different frequency
bands propagate very differently due to the physics of RF wave theory and therefore the resulting RF
“coverage” maps produced will vary greatly.
Coverage Map Differences Between RF Justification Presentations
9.A.3.e
Packet Pg. 317
9.A.3.e
Packet Pg. 318 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 1 of 25
Laura DeJohn
Collier County Growth Management Department
2800 North Horseshoe Drive
Naples, Florida 34104
Re: Site Acquisition Methodology for US-FL-5283 Palmetto Ridge II
Dear Ms. DeJohn,
I lead the site acquisition process on site US-FL-5283 Palmetto Ridge II (“Palmetto Ridge II”) for
Bridger Tower Corporation (“Bridger”). Palmetto Ridge II is a 180’ AGL lattice style
communication tower proposed at 3147 31St Ave NE, in Collier County, Florida, (Parcel No.
40171120002 to solve a gap in service for Verizon in and around the area of Everglades Blvd, 31st
Avenue, and Oil Well Road. Verizon will be the anchor tenant and their proposed coverage will
serve an area with an estimated general population of 5,000 persons. Verizon is experiencing a
gap in service that consists primarily of a lack of capacity, brought on by a lack of coverage of
higher capacity radio bands licensed to Verizon.
Verizon originally requested a 250’ AGL self- support style communication tower. I began site
acquisition work for Palmetto Ridge II on 07/19/2020. During that time, I pursued 12 parcels to
more advanced stages of negotiations and drove the entire search ring numerous times, looking for
different locations while searching for a suitable property that met the requirements of the
County’s Land Development Code (LDC), met Verizon’s RF objectives, and had a landlord
willing to lease their land. The site acquisition search lasted until 11/09/2021, when Bridger
secured a lease on the 3147 31St Ave NE, property. The site acquisition process ultimately took
16 months.
The site acquisition process begins when I receive the anchor tenant’s structure requirements and
search area. These parameters are informed by the carrier’s RF needs. After I review the anchor’s
parameters, I then map the search area to identify any existing towers that may be within it. Then
I perform a reconnaissance drive, which confirms whether there are unregistered towers or
structures of adequate height that could be viable for colocation. If neither of those are present, I
also begin identifying potential locations for a new tower during the reconnaissance drive.
The process of identifying the appropriate landowner “contact” varies from search area to search
area. It can be as short as a few days or, in extreme cases, it can last many months. During that
time, I contact candidate properties via phone, email, and websites; physically visit locations; and
send letters to property owners of record. Once contact is established, I am often “bounced” around
within organizations until the appropriate decision maker is identified. In many cases, once I speak
with a potential “contact,” they immediately decline the proposal.
When an interested landowner wishes to pursue the proposal, communication can continue for
months as information and lease negotiations are shared with boards, family members, and other
stakeholders. Unfortunately, the majority of the time, the proposal will be declined. Below is a
list of all parcels located within the search area that qualify under the Collier County Land
9.A.3.e
Packet Pg. 319 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 2 of 25
Development Code. Analyzed parcels located within the search ring are organized by major road.
Aerials for each major street, as well as an overall aerial showing the search area, are below.
Image of the Verizon and AT&T Search Areas. The Verizon Search area is outlined in Yellow
while the AT&T Search area is outlined in blue. The portion of the AT&T Search Area that does
not overlap with the Verizon Search Area is not included in this analysis as AT&T is not the Anchor
Tenant. Therefore, the site cannot be located outside of the Verizon Search Area.
NOTE: Some of the parcels below were evaluated utilizing
Collier County GIS Zoning Maps
9.A.3.e
Packet Pg. 320 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 3 of 25
Everglades Blvd, North of Oil Well Rd
Everglades Blvd Parcel Map
This segment Everglades Blvd consists of 60 qualifying parcels within the search ring:
39770840008
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 321 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 4 of 25
39770800006
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770760007
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770720005
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770640004
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843200009
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843240001
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843080009
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770400008
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770320007
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 322 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 5 of 25
39770360009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770200004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843000005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843040007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842920005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842840004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842800002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842680002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770160102
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 323 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 6 of 25
39770120003
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770080004
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770040002
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951240003
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951160109
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951160002
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842560009
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842440006
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39902280009
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 324 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 7 of 25
39902080005
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951120000
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951040009
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950920007
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950800004
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950840006
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39902000001
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901880002
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901920001
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 325 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 8 of 25
39901840000
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901800008
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901760009
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950760005
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950720003
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950640002
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950560001
•Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39902000001
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901880002
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 326 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 9 of 25
39901920001
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901840000
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901800008
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901760009
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901600004
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901640006
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901560005
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901520003
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901520100
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 327 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 10 of 25
39901440002
•Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39950440008
•Explanation – I attempted to contact the property owner but did not receive a response.
We would find ourselves in an identical zoning situation on this parcel as we currently
find ourselves.
39950400006
•Explanation – This parcel is developed entirely as a water retention pond.
39901280000
Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39901200006
•Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.e
Packet Pg. 328 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 11 of 25
Everglades Blvd, Between Randall Blvd and Oil Well Rd
Everglades Blvd Parcel Map
This segment of Everglades Blvd consists of 38 qualifying parcels:
39950080002
•Explanation –This parcel does not provide setbacks from existing structures that would
be equal to or greater than the parent parcel.
40171120002
•Explanation –This is the parcel that was selected.
9.A.3.e
Packet Pg. 329 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 12 of 25
39901000109
•Explanation –I attempted to contact the property owner but did not receive a response.
39901000002
•Explanation –I attempted to contact the property owner but did not receive a response.
40244480006
•Explanation –I attempted to contact the property owner but did not receive a response.
40244440004
•Explanation –I attempted to contact the property owner but did not receive a response.
40244320001
•Explanation –This parcel has inadequate space for the tower site.
40171080003
•Explanation – I attempted to contact the property owner but did not receive a response.
40171000009
•Explanation – I attempted to contact the property owner but did not receive a response.
40170920009
•Explanation – I attempted to contact the property owner but did not receive a response.
40170920106
•Explanation –I attempted to contact the property owner but did not receive a response.
40170840008
•Explanation – This parcel does not provide setbacks from existing structures that would
be equal to or greater than the parent parcel.
40170880000
•Explanation – Parcel does not allow setbacks from existing structures No access
40244240000
•Explanation –I attempted to contact the property owner but did not receive a response.
40244200008
•Explanation –I attempted to contact the property owner but did not receive a response.
9.A.3.e
Packet Pg. 330 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 13 of 25
40243960006
•Explanation – This parcel does not provide setbacks from existing structures that would
be equal to or greater than the parent parcel and lacks a usable access point.
40244000004
•Explanation –I attempted to contact the property owner but did not receive a response.
40170760007
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170680006
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170640004
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170520001
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243520006
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243480007
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243440005
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 331 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 14 of 25
40243360004
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243400003
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170480002
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170440000
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170360009
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170400008
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170280008
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170200004
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243320002
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 332 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 15 of 25
40243320002
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243240001
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243040007
•Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.e
Packet Pg. 333 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 16 of 25
Everglades Blvd, South of Randall Blvd
Everglades Blvd Parcel Map
This segment of Everglades Blvd consists of 32 qualifying parcels:
40170160005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170080004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 334 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 17 of 25
40351400005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243000005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40304200003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40304160004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40351320004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40351280005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40351000007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40304120002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 335 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 18 of 25
40304000009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303920009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303960001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303880107
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350960009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350600000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303800006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303760007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303720102
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 336 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 19 of 25
40303720005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303680006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303640004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350560001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350200109
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303520001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303560003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303440000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303480002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 337 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 20 of 25
40303400008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350160003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350120001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303360106
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.e
Packet Pg. 338 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 21 of 25
Oil Well Road
Oil Well Road Parcel Map
Oil Well Road consists of 14 qualifying parcels, within the search ring:
39900880003
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39900840001
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39900960004
• Explanation –This is inadequate space on this parcel because it is fully occupied by the
parent use.
40010600007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 339 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 22 of 25
40010680001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
73650000102
• Explanation –This parcel is planned to be used for a future right of way expansion.
73650000267
• Explanation –This parcel is within a floodplain.
73650000241
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000063
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000225
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000021
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000283
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000089
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000047
• Explanation –This parcel is within a floodplain.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.e
Packet Pg. 340 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 23 of 25
Randall Blvd and Sabal Palm Middle School
Randall Blvd Parcel Map
9.A.3.e
Packet Pg. 341 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 24 of 25
Sabal Palm Parcel Map
Randall Blvd consists of 3 qualifying parcels and one potentially qualifying parcel within the
search ring:
40243080009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243080009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40242960007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.e
Packet Pg. 342 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.e
Packet Pg. 343 Attachment: Att D -02 US FL 5283 Palmetto Ridge Diligent Search Aff (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 344 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 345 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 346 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 347 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 348 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 349 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 350 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 351 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 352 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 353 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 354 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 355 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 356 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 357 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 358 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 359 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 360 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 361 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 362 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 363 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 364 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 365 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 366 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 367 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 368 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 369 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 370 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 371 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 372 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 373 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 374 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 375 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
$ 170,000$ 9,900$ 0$ 13,500$ 0
$ 57,534
$ 0
$ 57,534
$ 30,486
$ 27,048
$ 57,534
Collier County Property AppraiserProperty Summary
ParcelNo 40171120002 SiteAddress*Disclaimer
314731STAVENE
SiteCity NAPLES SiteZone*Note 34120
Name /Address MERAN, CARLOS J
202 GOLDEN GATE BLVD W
City NAPLES State FL Zip 34120
Map No. Strap No. Section Township Range
Acres *Estimated
3D20 346900 1503D20 20 48 28 5.15
Legal GOLDEN GATE EST UNIT 68 TR 15
MillageArea 138 Millage Rates *Calculations
Sub./Condo 346900 - GOLDEN GATE ESTUNIT 68 School Other Total
Use Code 0 - VACANT RESIDENTIAL 4.889 8.7793 13.6683
Latest Sales History
(Not all Sales are listed due toConfidentiality)Date Book-Page Amount03/31/21 5920-384005/25/12 4814-305006/04/12 4814-304702/09/91 1591-55906/01/77 690-1889
2021 Certified Tax Roll
(Subject to Change)Land Value
(+) Improved Value
(=) Market Value
(-) 10% Cap
(=) Assessed Value
(=) School Taxable
9.A.3.f
Packet Pg. 376
$ 27,048Value
(=) Taxable Value
If all Values shown above equal 0 thisparcel was created after the Final Tax Roll
9.A.3.f
Packet Pg. 377 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 378 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 379 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
DESCRIPTION: PARENT TRACT (AS PROVIDED BY CLIENT)
ALL OF TRACT 15, GOLDEN GATE ESTATES UNIT NO. 68, ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT
BOOK 5, PAGE 90, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.
DESCRIPTION: 75'X75' BRIDGER CELL ASSETS, LLC LEASE AREA (AS REQUESTED BY CLIENT)
A PARCEL OF LAND LYING WITHIN SECTION 20, TOWNSHIP 48 SOUTH, RANGE 28 EAST, COLLIER COUNTY,
FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF THE EAST LINE OF TRACT 15, GOLDEN GATE ESTATES UNIT NO. 68, PLAT
BOOK 5, PAGE 90, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA AND THE NORTH ROAD RIGHT-OF-WAY
EASEMENT LINE OF 31ST AVENUE NE, BEING MARKED BY A FOUND 5/8" IRON ROD (NO IDENTIFICATION);
THENCE S89°35'44"W, DEPARTING THE EAST LINE OF SAID TRACT 15, AND ALONG THE NORTH ROAD RIGHT-
OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 190.18 FEET; THENCE CONTINUE
S89º35'44"W, ALONG THE NORTH ROAD RIGHT-OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NW, A
DISTANCE OF 20.00 FEET; THENCE N00°24'16"W, DEPARTING THE NORTH ROAD RIGHT-OF-WAY EASEMENT
LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 112.60 FEET; THENCE S89°35'44"W, A DISTANCE OF 27.50 FEET
TO THE POINT OF BEGINNING; THENCE N00°24'16"W, A DISTANCE OF 75.00 FEET; THENCE N89°35'44"E, A
DISTANCE OF 75.00 FEET; THENCE S00°24'16"E, A DISTANCE OF 75.00 FEET; THENCE S89°35'44"W, A DISTANCE
OF 75.00 FEET TO THE POINT OF BEGINNING.
SAID PROPOSED 75'X75' BRIDGER CELL ASSETS, LLC LEASE AREA CONTAINING 5,625 SQUARE FEET.
DESCRIPTION: 20' WIDE NON-EXCLUSIVE BRIDGER CELL ASSETS, LLC ACCESS & UTILITY EASEMENT "A" (AS
REQUESTED BY CLIENT)
A STRIP OF LAND LYING WITHIN SECTION 20, TOWNSHIP 48 SOUTH, RANGE 28 EAST, COLLIER COUNTY,
FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF THE EAST LINE OF TRACT 15, GOLDEN GATE ESTATES UNIT NO. 68, PLAT
BOOK 5, PAGE 90, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA AND THE NORTH ROAD RIGHT-OF-WAY
EASEMENT LINE OF 31ST AVENUE NE, BEING MARKED BY A FOUND 5/8" IRON ROD (NO IDENTIFICATION);
THENCE S89°35'44"W, DEPARTING THE EAST LINE OF SAID TRACT 15, AND ALONG THE NORTH ROAD RIGHT-
OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 190.18 FEET TO THE POINT OF
BEGINNING; THENCE CONTINUE S89°35'44"W, ALONG THE NORTH ROAD RIGHT-OF-WAY EASEMENT LINE OF
SAID 31ST AVENUE NE, A DISTANCE OF 20.00 FEET; THENCE N00°24'16"W, DEPARTING THE NORTH ROAD
RIGHT-OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 112.60 FEET; THENCE N89°35'44"E,
A DISTANCE OF 20.00 FEET; THENCE S00°24'16"E, A DISTANCE OF 112.60 FEET TO THE POINT OF BEGINNING.
SAID 20' WIDE NON-EXCLUSIVE BRIDGER CELL ASSETS, LLC ACCESS & UTILITY EASEMENT "A" CONTAINING
2,252 SQUARE FEET, MORE OR LESS.
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DESCRIPTION: 20' WIDE NON-EXCLUSIVE BRIDGER CELL ASSETS, LLC ACCESS & UTILITY EASEMENT "B" (AS
REQUESTED BY CLIENT)
A STRIP OF LAND LYING WITHIN SECTION 20, TOWNSHIP 48 SOUTH, RANGE 28 EAST, COLLIER COUNTY,
FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF THE EAST LINE OF TRACT 15, GOLDEN GATE ESTATES UNIT NO. 68, PLAT
BOOK 5, PAGE 90, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA AND THE NORTH ROAD RIGHT-OF-WAY
EASEMENT LINE OF 31ST AVENUE NE, BEING MARKED BY A FOUND 5/8" IRON ROD (NO IDENTIFICATION);
THENCE S89°35'44"W, DEPARTING THE EAST LINE OF SAID TRACT 15, AND ALONG THE NORTH ROAD RIGHT-
OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 190.18 FEET; THENCE CONTINUE
S89º35'44"W, ALONG THE NORTH ROAD RIGHT-OF-WAY EASEMENT LINE OF SAID 31ST AVENUE NW, A
DISTANCE OF 20.00 FEET; THENCE N00°24'16"W, DEPARTING THE NORTH ROAD RIGHT-OF-WAY EASEMENT
LINE OF SAID 31ST AVENUE NE, A DISTANCE OF 112.60 FEET; THENCE S89°35'44"W, A DISTANCE OF 27.50
FEET; THENCE N00°24'16"W, A DISTANCE OF 75.00 FEET; THENCE N89º35'44"E, A DISTANCE OF 27.50 FEET TO
THE POINT OF BEGINNING; THENCE N00°24'40"W, A DISTANCE OF 92.60 FEET; THENCE S89°35'20"W, A
DISTANCE OF 350.70 FEET TO A POINT ON THE EAST ROAD RIGHT-OF-WAY EASEMENT LINE OF EVERGLADES
BOULEVARD N, PER OFFICIAL RECORDS BOOK 4312, PAGE 3966, INSTRUMENT NUMBER 4107945, OF THE
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE N00°26'54"W, ALONG THE EAST ROAD RIGHT-OF-
WAY EASEMENT LINE OF SAID EVERGLADES BOULEVARD N, A DISTANCE OF 20.00 FEET TO A POINT ON THE
NORTH LINE OF SAID TRACT 15, BEING MARKED BY A FOUND 5/8" IRON ROD LB 8357; THENCE N89°35'20"E,
DEPARTING THE EAST ROAD RIGHT-OF-WAY EASEMENT LINE OF SAID EVERGLADES BOULEVARD N, AND
ALONG THE NORTH LINE OF SAID TRACT 15, A DISTANCE OF 370.72 FEET; THENCE S00°24'40"E, DEPARTING
THE NORTH LINE OF SAID TRACT 15, A DISTANCE OF 112.60 FEET; THENCE S89°35'44"W, A DISTANCE OF 20.00
FEET TO THE POINT OF BEGINNING.
SAID 20' WIDE NON-EXCLUSIVE BRIDGER CELL ASSETS, LLC ACCESS & UTILITY EASEMENT "B" CONTAINING
9,266 SQUARE FEET, MORE OR LESS.
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 1 of 3
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a.If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b.If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c.If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 2 of 3
d.If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e.If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f.If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g.Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 3 of 3
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: ________________
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
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
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US‐FL‐5283_PalmettoRidge2_ Traffic Impact Statement
Bridger Tower Corp, Telecommunication Facility
180’ Self‐Support Tower
1
September 9, 2022
Attn: Planning and Zoning
Collier County
2800 Horseshoe Drive North
Naples, FL 34104
RE: Traffic Impact Statement
To Whom It May Concern,
This letter is in regards to the imposed traffic at the proposed Bridger Tower Corp telecommunications
facility located at the corner of Everglades Blvd North and 31st Ave NE, on parcel No. 40171120002, as
identified by the Collier County, FL. The proposed project will involve the use of a proposed access road
off of 31st Ave NE. The proposed gravel access road will be installed with a 15” culvert along the
roadside ditch (matching the size of nearby residential driveway) and be approximately 130’ long up to
the site. The access drive will only be utilized by Site Technicians 10‐12 times a year (plus any power
outages or unforeseen maintenance issues). Site Techs have all‐terrain vehicles, with only two axles and
are trained in accessing sites in poor conditions.
A map of the proposed location can be found on the site plan provided by TEP (project #:
258947.485251). There will be no interruption to traffic along 31st Ave NE or Everglades Blvd North
during construction of the access drive.
Construction of the site shall be complete within 4‐5 weeks of start date, with a peak hour volume of no
more than 2 per hour. 31st Ave NE is a local improved surface road with no marked speed limit and has
no recorded traffic data. Everglades Blvd is a divided asphalt road with 6 lanes north of 31st Ave NE and
4 lanes south of 31st Ave NE. with a 45 mph speed limit and AADT average of 6300 (Annual Average Daily
Traffic. Values determined from the Florida DOT traffic count maps. The increased traffic of 10‐12
vehicles per year will not affect the current road volumes.
Regards,
Nicholas M. Constantine, P.E
Tower Engineering Professionals, Inc.
5906 Breckenridge Parkway, Suite A
Tampa, FL 33610
Office: (813) 4252-1570
Cell: (518) 852-1175
Email: nconstantine@tepgroup.net
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US‐FL‐5283_PalmettoRidge2_ Traffic Impact Statement
Bridger Tower Corp, Telecommunication Facility
180’ Self‐Support Tower
2
FDOT Traffic Count
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US‐FL‐5283_PalmettoRidge2_ Traffic Impact Statement
Bridger Tower Corp, Telecommunication Facility
180’ Self‐Support Tower
3
Existing 31st Ave NE Views
View Looking East
View Looking West at Access Road
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US‐FL‐5283_PalmettoRidge2_ Traffic Impact Statement
Bridger Tower Corp, Telecommunication Facility
180’ Self‐Support Tower
4
Existing Access Road Culvert
Existing Residence Drive
Existing Culvert
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US‐FL‐5283_PalmettoRidge2_ Traffic Impact Statement
Bridger Tower Corp, Telecommunication Facility
180’ Self‐Support Tower
5
Existing Everglades Blvd
View Looking South from Oil Well Road Intersection
View Looking East from 31st Ave NE and Everglades Blvd Intersection
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US‐FL‐5283_PalmettoRidge2_ Traffic Impact Statement
Bridger Tower Corp, Telecommunication Facility
180’ Self‐Support Tower
6
Site Plan
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FCC NEPA COMPLIANCE CHECKLIST
PROPOSED 180-FT AGL (184-FT AGL OVERALL) SELF-
SUPPORT COMMUNICATIONS TOWER
SITE NAME:PALMETTO RIDGE 2 (US-FL-5283)
31ST AVENUE NE
NAPLES,FL 34120
(COLLIER COUNTY)
LATITUDE:N 26°17’22.00²±
LONGITUDE:W 81°32’38.24²±
DATE OF SITE INSPECTION:JUNE 21, 2022
DATE NEPA ISSUED:SEPTEMBER 12,2022
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Project Site Specific
NEPA Compliance Checklist
Bridger Tower Corporation
Palmetto Ridge 2 (US-FL-5283)
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September 12,2022
326 Tryon Road,Raleigh, NC 27603-3530 O) 919.661.6351 F) 919.661.6350
rmalek@tepgroup.net
Bridger Tower Corporation
1951 East 400th Road
Lecompton, KS 66050
Re:FCC NEPA Checklist
Palmetto Ridge 2 (US-FL-5283)
31st Avenue NE
Naples, Florida (Collier County)
To Whom it May Concern:
Tower Engineering Professionals, Inc. (TEP)completed an FCC National Environmental Policy Act Compliance Checklist (NEPA) for the
proposed development of a 180-ft (184-ft overall)AGL Self-Support Communications Tower for the site designated as Palmetto Ridge 2
(US-FL-5283)and is pleased to submit the findings to Bridger Tower Corporation.The proposed self-support tower site is located on a
parcel of real estate in Collier County,FL identified as Parcel ID:40171120002 by the Collier County Tax Assessors Office.At the time of
inspection, the parent property was primarily occupied by agricultural land uses.
The NEPA Checklist research conducted by TEP indicates that the site is not: located in an officially designated wilderness area; located in
an officially designated wildlife preserve;located in a floodplain and proposed to be constructed less than 1-ft above the base flood elevation
(BFE);located in a residential zoned area and is anticipated to be unlit;and will not: affect threatened or endangered species or their
designated critical habitats; affect districts, sites, buildings, structures or objects listed or eligible for listing in the National Register of
Historic Places;affect Indian religious sites or involve significant changes to surface features.
TEP conducted the Section 106 of the NHPA portion of the NEPA checklist and the Native American consultation. TEP filed the proposed
Palmetto Ridge 2 (US-FL-5283)tower site with the FCC Tower Construction Notification System (TCNS) on 06/03/2022 and was assigned
TCNS Identification Number 250040.TEP has received correspondence from all the applicable tribes with known ancestral and/or aboriginal
rights to Collier County,FL as per FCC TCNS.
The results of the NEPA Checklist conducted by TEP conclude that no further investigation (i.e. NEPA Environmental Assessment) is
warranted or recommended for the Palmetto Ridge 2 (US-FL-5283)site. This NEPA Checklist is limited to the location of the proposed
180-ft (184-ft overall)AGL self-support communications tower as depicted on the “Extended Site Plan,Z-4”zoning drawings dated
03/29/2022,which were completed by TEP for Bridger Tower Corporation. Any future or additional access and/or utility easements not
depicted on the aforementioned site plan were not assessed as part of this NEPA Checklist and are not warranted with this document.
Sincerely
Tower Engineering Professionals, Inc.
Ryan A. Malek
Environmental Division Manager
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FCC NEPA COMPLIANCE AUDIT CHECKLIST
BRIDGER TOWER CORPORATION
PALMETTO RIDGE 2 (US-FL-5283)SITE
PROPOSED 180-FT AGL (184-FT AGL OVERALL)SELF-SUPPORT TOWER
31ST AVENUE NE
NAPLES,FL 61420
COLLIER COUNTY
1.Is the proposed facility located in an officially designated wilderness area?No
2.Is the proposed facility located in an officially designated wildlife preserve?No
3.Will the proposed facility likely adversely affect threatened or endangered species or
designated critical habitats; or likely jeopardize the continued existence of any proposed
endangered or threatened species; or likely result in the destruction or adverse modification
of proposed critical habitats (as determined by the Endangered Species Act or 1973)?No
4.Will the proposed facility affect districts,sites, buildings, structures or objects significant
in American history, architecture, archeology, engineering or culture, that are listed (or
eligible for listing) in the National Register of Historic Places?No
5.Will the proposed facility affect Indian religious sites?No
6.Is the proposed facility located in a floodplain and proposed to be constructed less than 1-ft
above the base flood elevation (BFE)?No
7.Will construction of the proposed facility involve significant change in surface features
(e.g., wetland fill, deforestation or water diversion)?No
8.Is the proposed facility located in a residential neighborhood and is required to be equipped
with high intensity white lights (as defined by local zoning law)?No
If any of the above questions result in an answer of “yes”, then construction may not start on any of these sites prior to
receipt of a finding of no significant impact by FCC.
RF Exposure Screening Under NEPA
9A.Will the proposed NON-ROOFTOP facility equal or exceed total power (of all channels) of
2000 watts ERP (3280 Watts EIRP) and have antennas located less than 10 meters above
ground level?No
9B.Will the proposed ROOFTOP facility equal or exceed total power (of all channels)of 2000
watts ERP (3280 Watts EIRP)?N/A
IF “yes” is the answer to either of the two RF exposure questions, an evaluation must be performed to determine if
Bridger Tower Corporation exceeds the FCC’s exposure limits.
TOWER ENGINEERING PROFESSIONALS, INC.Date:September 12, 2022
Print Name: Ryan A. Malek Signature:
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The following provides additional information concerning each item on the checklist.
1.Designated Wilderness Areas –Based on a review of the National Wilderness Institute Map of Wilderness
Areas, dated June 2, 2022, the US National Wilderness Preservation System Map webmapper, the National
Park Service map of National Natural Landmarks, the Wild & Scenic Rivers webmapper, and the National
Scenic and Historic Trails webmapper,the proposed tower site is not located within an officially designated
wilderness area.
2.Designated Wildlife Preserves –Based on a review of the US Fish and Wildlife Service: National Wildlife
Refuge System Map, dated January 27,2020, the proposed tower site is not located within an officially
designated wildlife preserve.
3A.Listed Threatened or Endangered Species or Designated Critical Habitats –Based on a review of protected
species obtained from the USFWS –Collier County –Official Species List (Project Code: 2022-0067150)
dated July 25, 2022,information obtained from the Florida Fish and Wildlife Conservation Commission,
and an on-site investigation,it is the opinion of TEP that the proposed communications tower will have “no
effect” on federally or state listed threatened or endangered species or their designated critical habitats, as
no suitable or critical habitats were observed in the vicinity of the proposed project area.TEP solicited
comments on the proposed undertaking from the U.S. Fish & Wildlife Service –Florida Ecological
Services Field Office (USFWS)and the Florida Fish and Wildlife Conservation Commission (FWC)on
07/29/2022.No response has been received to date from the USFWS.A response from USFWS for a “no
effect”determination is not required per Section 7 of the Endangered Species Act (ESA).Laura DiGruttolo,
Biological Administrator with FWC responded to TEP’s invitation to comment letter on 08/08/2022;
stating that the FWC has “no comments, recommendations, or objections related to state-listed species and
their habitat or other fish and wildlife resources to offer on this project.”
3B.Proposed Threatened or Endangered Species or Proposed Critical Habitats –Based on a review of protected
species obtained from the USFWS –Collier County –Official Species List (Project Code: 2022-0067150)
dated July 25, 2022,it is the opinion of TEP that the proposed communications tower will have “no effect”
on federally listed proposed threatened or endangered species or their proposed designated critical habitats,
as none were listed on the Official Species List.
4.Historical Places –Based on the results of our coordination with the Florida Department of State’s Division
of Historic Resources (FL SHPO),the proposed tower will have “no effect”on properties listed on or
eligible for listing on the National Register of Historic Places, as none were identified in the APE.The FL
SHPO provided concurrence to TEP’s determination on August 4, 2022.TEP also provided written
correspondence to the Collier County Planning Department, the City of Naples Planning Department, the
Naples Historical Society, and the Florida Historical Society on July 11, 2022.The Collier County
Planning Department responded on July 12, 2022; stating that there are no historic properties identified
within the APE for the proposed tower site.No other responses have been received to date.
5.Indian Religious Sites –Based upon a review of available information obtained from the Bureau of Indian
Affairs-Indian Reservations in the Continental United States, dated 5/96, and the responses to the FCC-
Tower Construction Notification ID #250040,filed 06/03/2022,no known Indian religious sites will be
affected by the proposed tower site.
6.Floodplains –According to the FEMA Flood Insurance Rate Map (FIRM) Panel #12021C0245H dated
05/16/2012,the proposed project area is mapped in Zone AH –areas with 1% annual chance of shallow
flooding, usually in the form of a pond, with an average depth ranging from 1 to 3 feet. These areas have a
26% chance of flooding over the life of a 30-year mortgage. The base flood elevation (BFE) derived for
this area is determined to be approximately 16-ft AMSL.It is recommended that the pertinent equipment
associated with the proposed communications tower facility be elevated at least 1-ft above the
determined BFE of approximately 16-ft AGL.Also, for the purposes of the rule, equipment is considered
broadly to includes, for example, carrier cabinets, electrical service entrances, back-up power sources,
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back-up fuel, and FAA lighting systems. Any other component likely to be damaged, destroyed, or
otherwise fail in the event of a flood should also be elevated.At the time of issuance of this NEPA
Checklist, there is no pertinent equipment proposed for installation associated with the proposed tower
facility; therefore, the proposed action is in compliance. Any future pertinent equipment must be elevated at
least 1-ft above the determined BFE of approximately 16-ft AGL.Additionally,TEP recommends
contacting the local Floodplain Administrator prior to construction to inquire if the proposed action would
require a flood study and/or Development Permit.
7.Surface Features –According to the U.S. Fish and Wildlife Service -National Wetlands Inventory map, the
USGS 7.5-Minute Corkscrew SE, FL topographic quadrangle, and an on-site inspection performed by TEP,
construction of the proposed site will not result in a significant change or modification to surface features
such as fill in jurisdictional wetlands, deforestation, or water diversion. At the time of inspection on July
14, 2022, the parent parcel and neighboring properties were inundated with surface water from a recent
significant rain event. However, no dominant hydrophytic vegetation was noted in the proposed project
area.Per the historical aerial photographs, the parent property appears to have incurred significant man-
made hydrological alterations between 1952 and 1962 with the installation of numerous east-to-west
spanning lateral ditches spaced approximately 100-ft apart that potentially converted any previous wetland
areas to upland. Therefore, it is the opinion of TEP that construction of the proposed communications tower
will not result in a significant change or modification to surface features such as fill in jurisdictional
wetlands, deforestation, or water diversion.
8.Zoning/High Intensity White Lights –The proposed tower is anticipated to be unlit.
9A.Radio Frequency Emissions –Based on the specified elevation of the proposed antennas (>10 meters) and
because the site will be located within a restricted area,no further study concerning radio frequency
emissions is required.
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LOCATION MAPNDRIVING DIRECTIONSCONTACT INFORMATIONINDEX OF SHEETSSHEETDESCRIPTIONT-121-A COORDINATES 31ST AVE NE,NAPLES, FL 34120(COLLIER COUNTY)SITE NAME:US-FL-5283PALMETTO RIDGE 2PL20210000117258947.485251PROJECT INFORMATIONSITE NAME:PROJECT DESCRIPTION:TOWER TYPE:SITE ADDRESS:(E911 ADDRESS TBD)184' SELF-SUPPORT TOWERUS-FL-5283 PALMETTORIDGE 2AREA OF CONSTRUCTION:ZONING:PARCEL #:10,000 ± SQ. FT.TOWER OWNER:BRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050DEREK DYE, PRESIDENT(785) 764-6682SITE APPLICANT:PROPERTY OWNER:CIVIL ENGINEER:ELECTRICAL ENGINEER:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:W 81° 32' 39.23" (NAD '83)N 26° 17' 21.52" (NAD '83)LATITUDELONGITUDEGROUND ELEVATION = 6,382.68' (NAVD '88)40171120002PROPOSED TELECOMMUNICATIONS FACILITYTOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050DEREK DYE(785) 764-6682CODE COMPLIANCEALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED INACCORDANCE WITH THE CURRENT EDITIONS OF THE FOLLOWING CODESAS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESEPLANS IS TO BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO THELATEST EDITIONS OF THE FOLLOWING:1.INTERNATIONAL BUILDING CODE(2018 EDITION)2.INTERNATIONAL CODE COUNCIL3.ANSI/TIA/EIA-222-H4.NATIONAL ELECTRIC CODE(2017 EDITION)5.CITY/COUNTY ORDINANCES6.IBC 2020 WINDZONE CODECALL FOR UNDERGROUNDUTILITIES PRIOR TO DIGGING(800) 424-5555EMERGENCY:CALL 911UTILITIES:POWER COMPANY:ADDRESS:CONTACT:PHONE:TELEPHONE COMPANY:CONTACT:PHONE:TBDFLORIDA POWER & LIGHT CO751 39TH AVE NE, NAPLES, FL34120CUSTOMER SERVICE(239) 262-1322001-14-21ZONINGJFMNMCREVPROJECT DESCRIPTION & NOTESCONSTRUCTION OF A TELECOMMUNICATION FACILITY, CONSISTING OF ANTENNAS& ASSOCIATED APPURTENANCES ON A PROPOSED SELF-SUPPORT TOWER,FENCED COMPOUND & SERVICE EQUIPMENT FOR FUTURE CARRIERS. NO WATEROR SEWER IS REQUIRED.1.FACILITY DESIGNED IN ACCORDANCE W/ COLLIER COUNTY REGULATIONS.2. THIS IS AN UNMANNED FACILITY WHICH WILL NOT REQUIRE ANY WATER ORSEWER FACILITIES.3. TRAFFIC WILL CONSIST ONLY OF MAINTENANCE PERSONNEL, VISITING THE SITEAPPROXIMATELY TWICE A MONTH.DRIVING SOUTH ON I-75 TAKE EXIT 111 TO IMMOKALEE RD. STAY IMMOKALEE RD FOR13.2 MILES. TURN RIGHT ONTO RANDALL BLVD AND STAY ON FOR 3.4 MILES. TURNLEFT ONTO EVERGLADES BLVD. THEN TURN RIGHT ONTO 31ST AVE NE. THEN THESITE WILL BE ON THE LEFT HAND SIDE OF THE ROAD.E - ESTATES ZONING JURISDICTION:COLLIER COUNTYLEGAL DESCRIPTION:GOLDEN GATE EST UNIT 68TR 15 OR 1591 PG 55931ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)REALTOR FOR TALBOT FOREST VIEW PROPERTIES, LLC8955 FONTANA DEL SOL WAYNAPLES, FL 34109BILL DUFFY(239) 641-7634SITESURVEYORNAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:TOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603GRAYSON PHILLIPS(919) 661-6351BRIDGER TOWER CORPORATIONT1TITLE SHEETZ1WELL FIELD LOCATION222Z2PROPOSED TOWER LOCATIONSIGNAGEZ82LANDSCAPING PLANZ92DO NOT USE FORC
O
N
S
T
R
U
C
T
I
O
NPRELIMINARYTOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603GRAHAM M. ANDRES, PE(919) 661-6351TOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603GRAHAM M. ANDRES, P.E.(919) 661-6351112-19-21ZONING203-29-22ZONINGNAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:LAW OFFICE:AGENT OF RECORDAERIAL2Z3EXTENDED SITE PLAN2Z4COMPOUND DETAIL2Z5TOWER ELEVATION2Z6FENCE DETAILS2Z79.A.3.fPacket Pg. 404Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-1PROPOSED TOWERLOCATIONJFMNMCPROPOSED TOWER LOCATION9.A.3.fPacket Pg. 405Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-2WELL FIELD OVERLAYJFMNMCWELL FIELD OVERLAY9.A.3.fPacket Pg. 406Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-3AERIALJFMNMCAERIAL9.A.3.fPacket Pg. 407Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
31ST AVE. NE001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-4EXTENDEDSITE PLANJFMNMCLEGENDNOTES:TOWER SETBACKSSITE PLANEVERGLADES BLVD. N
9.A.3.fPacket Pg. 408Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGJFMNMCZ-5COMPOUND DETAILCOMPOUNDDETAIL9.A.3.fPacket Pg. 409Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
TOWER NOTES:001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGTOWER ELEVATIONZ-6TOWER ELEVATIONJFMNMC9.A.3.fPacket Pg. 410Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
ATTACHMENT 1
OFFICIALLY DESIGNATED WILDERNESS
AREAS
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National Wilderness Preservation System‐ Florida https://databasin.org/maps/b00f45a4f0b345589e3870df4b1520a3/active 9.A.3.fPacket Pg. 413Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
National Natural Landmarks‐ Florida
https://www.nps.gov/subjects/nnlandmarks/state.htm?State=FL
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Wild & Scenic Rivers‐ Florida https://www.rivers.gov/river‐app/index.html?state=FL 9.A.3.fPacket Pg. 420Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
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ATTACHMENT 2
OFFICIALLY DESIGNATED WILDLIFE
PRESERVES
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Region 1
Region 6
Region 3
Region 2
Region 5
Region 4
Region 8
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LakeOahe
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LakeSakakawea
Lake Francis Case
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Abbreviations
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NWR: National Wildlife Refuge
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for an interactive map to view WPAs and Refuges in more detail.
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SCALE 1:7,500,000 Download a copy at: www.fws.gov/refuges/maps/
Aransas 0 100 200 300 400 MILES refuge for people as well as wildlife.
0 100 200 300 400 500 600 KILOMETERSNational Wildlife Refuges are far more than havens for wild plants and animals. In fact, visitors–more than 40 million each year–are welcome on 98 percent of wildlife refuges,where they are encouraged to take part in outdoor pursuits designated by law as priority activities offered by the National Wildlife Refuge System. From environmental education and interpretation to hunting and fishing to photography and wildlife watching,
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C A R I B B E A N S E AHAITI
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9.A.3.f
Packet Pg. 423 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
USFWS National Wildlife Refuges‐ Florida https://www.fws.gov/refuges/refugelocatormaps/Florida.html 9.A.3.fPacket Pg. 424Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
ATTACHMENT 3
LISTED/PROPOSED THREATENED AND
ENDANGERED SPECIES
9.A.3.f
Packet Pg. 425 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
8/9/22, 7:44 AM Tower Engineering Professionals Mail - Proposed Telecommunications Tower Undertaking “Palmetto Ridge 2 (US-FL-5283)” in Coll…
https://mail.google.com/mail/u/0/?ik=4a95b507f6&view=pt&search=all&permthid=thread-f%3A1740620639420395846&simpl=msg-f%3A17406206394…1/2
Logan Michel <lmichel@tepgroup.net>
Proposed Telecommunications Tower Undertaking “Palmetto Ridge 2 (US-FL-5283)”
in Collier County
1 message
DiGruttolo, Laura <Laura.DiGruttolo@myfwc.com>Mon, Aug 8, 2022 at 12:59 PM
To: "lmichel@tepgroup.net" <lmichel@tepgroup.net>
Cc: Conservation Planning Services <conservationplanningservices@myfwc.com>, "Cucinella, Josh"
<Josh.Cucinella@myfwc.com>, "Calyniuk, Cori" <Cori.Calyniuk@myfwc.com>
Dear Mr. Michel:
Florida Fish and Wildlife Conservation Commission (FWC) staff received your group’s request for review
regarding a proposed “Palmetto Ridge 2 (US-FL-5283)” wireless telecommunications tower within the
vicinity of 31st Avenue NE, Naples, Collier County. We have no comments, recommendations, or objections
related to state-listed species and their habitat or other fish and wildlife resources to offer on this project.
The liability to not impact or cause “take” of listed species, migratory wildlife, and other regulated species of
wildlife is the responsibility of the applicant or developer associated with this site. Please refer to the
Chapter 68A-27, Florida Administrative Code, for definitions of “take” and a list of species. If listed species
are observed onsite in the future, FWC staff are available to provide decision support information or assist in
obtaining the appropriate permits.
For additional information regarding projects like this, you may also want to review resources provided by
other agencies regarding potential requirements for this
project: https://www.fws.gov/story/incidental-take-beneficial-practices-communication-towers
If you need further information or review, please let us know. Requests for further information or review
can be sent to
ConservationPlanningServices@MyFWC.com
and we will ensure your request is received by the appropriate staff. Thank you for contacting the FWC.
Sincerely,
Laura DiGruttolo
Biological Administrator II
Office of Conservation Planning Services
9.A.3.f
Packet Pg. 426 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
8/9/22, 7:44 AM Tower Engineering Professionals Mail - Proposed Telecommunications Tower Undertaking “Palmetto Ridge 2 (US-FL-5283)” in Coll…
https://mail.google.com/mail/u/0/?ik=4a95b507f6&view=pt&search=all&permthid=thread-f%3A1740620639420395846&simpl=msg-f%3A17406206394…2/2
Florida Fish and Wildlife Conservation Commission
620 S. Meridian Street, MS 5B5
Tallahassee, FL 32399-1600
(850) 728-5147
9.A.3.f
Packet Pg. 427 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
COMMUNICATIONS TOWER SITE
EVALUATION FORM
1.Location (Provide maps if possible):31st Ave. NE
State:FL County:Collier
Latitude/Longitude/GPS Grid:26°17’21.52” N,81°32’39.23” W
City and Highway Direction:Driving directions from the South Florida Ecological Services
Field Office:Head south on County Road 605/Old Dixie Hwy toward 19th Place for 2.5-miles,
then turn left onto 1st street for 0.3-miles, then turn right onto US-1 S for 3.4-miles, then keep
right to continue to Turnpike Feeder Rd. for 3.6-miles, then continue onto FL-713 S. In 5.2-miles,
take a slight left turn onto FL-713 and proceed straight for 1.9-miles before turning right onto FL-
70 W. In 30.8-miles, turn left onto SE 3rd Ave for 0.2-miles then turn right onto SE 3rd Street for
0.1-miles. Turn left at the 2nd cross street onto US-441 S/US-98 S/S Parrott Ave for 3-miles, then
turn right onto FL-78 W for 34.2-miles, then turn left onto US-27 S for 7.3-miles, then exit onto
FL-80 W toward La Belle/Ft. Meyers. In 3.3-miles turn left onto County Rd. 833 S. for 20.2-
miles, then continue straight onto County Rd. 846 for 11.2-miles, then turn left onto County Line
Rd. for 7.7-miles (County Line Rd. turns right and becomes Oil Well Rd., proceed on this road
for 17.4-miles), then turn left onto Everglades Blvd N.for 0.3-miles, then turn left at the 2st cross
street onto 31st Ave. NE.In approximately 300-ft, the proposed tower compound will be on the
left.
2.Elevation above mean sea level:6,382.68-ft.AMSL
3.Will the equipment be co-located on an existing FCC licensed tower or other existing structure
(building, water tank, etc)?NO.If yes, type of structure:N/A
4.If yes, will the compound be expanded:N/A
If yes,will the tower be extended:N/A
5.If No, provide proposed specifications for the new tower:
Height:180-ft (184-ft overall with appurtenances)
Construction Type (lattice, monopole, etc.):Self-support
Guyed-Wire?NO.Bands:0 Total No. Wires:0
Lighting (Security and Aviation):The proposed tower is anticipated to be unlit.
6.Area of tower footprint in acres or square feet:Tower compound lease area:approximately
10,000-sq.ft.(~0.23-acres)
Access & Utility easement:Option #1:approximately 2,320-sq.ft.(~0.053-acres); option #2:
approximately 10,400-sq-ft. (~0.239-acres).
7.Length and width of access road in feet:Option #1: the proposed 20-ft wide access and utility
easement will proceed north from a portion of 31st Ave. NE for approximately 116-ft before
reaching the proposed tower compound facility.The proposed access and utility easement will
proceed through an existing cleared/agricultural area before reaching the proposed tower
compound; Option #2: the proposed 20-ft wide access and utility easement will proceed east from
a portion of Everglades Blvd. N. for approximately 400-ft, then proceed south for approximately
120-ft until reaching the proposed tower compound facility.
9.A.3.f
Packet Pg. 428 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
8.General description of terrain (mountains,rolling hills, flat, flat to undulating, etc.).Photographs
of the site and surrounding area are beneficial:generally flat agricultural land.
9.Meteorological conditions (incidence of fog, low ceilings, rain, etc.):June 21, 2022;clear skies,
approximately 85°F, with clear visibility.
10.Soil Type(s):According to the USDA Web Soil Survey of Collier County, FL,soil within the
proposed lease area is identified as Immokalee fine sand-Urban land complex, 0 to 2 percent slopes.
Immokalee fine-sand-Urban land complex is described as poorly drained, found on flatwoods on
marine terraces, and formed from sandy marine deposits. A typical profile for Immokalee fine sand-
Urban land complex, 0 to 2 percent slopes consists of fine sand from 0 to 80-inches below ground
surface (BGS).
11.Habitat types and land use on and adjacent to the site:
Habitat Type:Acreage:Percentage of Total:
Undeveloped/agricultural land ~0.255 90%
Maintained grass lawn ~0.029 10%
Adjacent land use:low-density residential,sparsely forested, agricultural, and swamp land.
12.Dominant vegetative species in each habitat type:Agricultural field
13.Average diameter breast height of dominant tree species in forested areas:~2 to 4-inches
14.Will construction at this site cause fragmentation of a larger block of habitat into two or more
smaller blocks? Y/N NO If yes, describe:
15.Is evidence of bird roosts or rookeries present? Y/N NO If yes, describe:None in immediate
vicinity of proposed action area.
16.Distance to nearest wetland area (forested swamp, marsh, riparian, marine,etc.), and coastline, if
applicable:According to the USFWS NWI Mapper,the closest surface water feature is described
as a freshwater emergent wetland and is located approximately 760-ft.east of the proposed tower
centerline.
17.Distance to nearest telecommunications tower:According to the FCC Antenna Structure
Registration search,the closest registered structure is located approximately 6.8-miles east-
northeast from the proposed tower.
18.Potential for co-location of antennas on existing towers or other structures:Unknown
19.Have measures been incorporated for minimizing impacts to migratory birds? Y/N YES If yes,
describe:The proposed tower will be under 200-ft tall,will not utilize guy wires,and will not be
located within a wetland, forested area, mountaintop, ridgeline, coastline,or in any other area
known to have frequent foggy conditions.
20.Has an evaluation been made to determine if the proposed facility may affect listed or proposed
endangered or threatened species or their habitats as required by FCC regulations at 47 CFR
1.1307(a)(3)? Y/N YES If yes, present findings:The Official Species List for the project (Project
Code: 2022-0067150) dated July 25, 2022 indicated the possible presence of seven (7) federally
endangered terrestrial species:Florida bonneted bat (Eumops floridanus),Florida panther (Puma
9.A.3.f
Packet Pg. 429 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
concolor coryi),Everglade snail kite (Rostrhamus sociabilis plumbeus),Bartram's hairstreak
butterfly (Strymon acis bartrami),Florida leafwing butterfly (Anaea troglodyta floridalis),Miami
blue butterfly (Cyclargus thomasi bethunebakeri),Florida prairie-clover (Dalea carthagenensis
floridana);one (1)federally listed threatened terrestrial species due to similarity of appearance:
puma (Puma concolor: all subsp.except coryi); one (1) federally listed threatened aquatic species
due to similarity of appearance:American alligator (Alligator mississippiensis);two (2)
threatened terrestrial species:Audubon's crested caracara (Polyborus plancus audubonii)and
wood stork (Mycteria americana);and two (2) federally threatened aquatic species:loggerhead
sea turtle (Caretta caretta) and Atlantic Sturgeon (gulf Subspecies)(Acipenser oxyrhynchus).No
officially designated critical habitats were identified on or in the vicinity of the proposed action
area. The site inspection performed on June 21, 2022 consisted of a pedestrian inspection of the
proposed action area and immediate vicinity for indications of the presence of federally listed
species and/or their critical habitats and preferred/suitable habitats, as described by the USFWS.
At the time of the June 21,2022 site inspection, the proposed action area was observed to have
been previously disturbed by cleared/agricultural operations. Therefore, given the previous
disturbances observed and the lack of suitable habitat present at the time of the site inspection, it
is the opinion of TEP that the proposed action will have no effect on federally endangered and
threatened species.
Summary of effects on federally listed endangered terrestrial species
Florida bonneted bat (Eumops floridanus): According to the Florida Fish and Wildlife
Conservation Commission (FFWCC), the Florida bonneted bat roosts colonially. Roost sites are
poorly understood for this species, but have included buildings and other man-made structures
and tree cavities. Based on the habitat description, it appears no suitable roosting habitat exists
within the vicinity of the proposed action area. Therefore,it is the opinion of TEP that the
proposed undertaking will have no effect on the Florida bonneted bat.
Florida panther (Puma concolor coryi): According to the FFWCC, the Florida panther occurs in
peninsular Floriday primarily south of Orlando. They use all habitat types to some degree but rely
upon forested areas that provide dense understory vegetation for rest sites, den sites, and stalking
cover.Based on the habitat description, it appears no suitable roosting habitat exists within the
vicinity of the proposed action area. Therefore,it is the opinion of TEP that the proposed
undertaking will have no effect on the Florida panther.
Everglade snail kite (Rostrhamus sociabilis plumbeus): According to the FFWCC, Everglade
snail kites inhabit shallow freshwater marshes and shallow grassy shorelines of lakes. They can
primarily be found in the Kissimmee Valley, St. Johns River headwaters, Lake Okeechobee,
Loxahatchee National Wildlife Refuge, Water Conservation Areas 2A, 2B, 3A, 3B, in Broward,
Palm Beach and Dade counties; and sections of Big Cypress National Preserve and Everglades
National Park.Due to the habitat description and proximity of the proposed tower compound to
freshwater marshes and shallow grassy shorelines of lakes, is the opinion of TEP that the
proposed undertaking will have no effect on Everglade snail kite.
Bartram's hairstreak butterfly (Strymon acis bartrami): According to the National Park Service
(NPS), the Bartram's scrub-hairstreak once occurred in pine rockland habitat throughout Miami-
Dade and Monroe counties. Over time,their populations have declined throughout their historic
range for various reasons. This species can still be found in a few pine rockland fragments in
Miami-Dade County and on Big Pine Key in the lower Florida Keys. Based on the habitat
description and lack of pine rockland fragments within the vicinity of the APE, it is the opinion of
TEP that the proposed undertaking will have no effect on Bartram’s hairstreak butterfly.
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Florida leafwing butterfly (Anaea troglodyta floridalis): According to the NPS, the Florida
leafwing is native to the pine rockland habitat of south Florida. However, similar to the Everglade
snail kite, their historic population range has declined and their distribution is now extremely
limited. This species has not been seen outside of Everglades NP since 2007—scientists now
believe that Everglades NP is the only place in the world where the Florida leafwing is found.
Based on habitat descriptions and presumed species distribution,it is the opinion of TEP that the
proposed undertaking will have no effect on Florida leafwing butterfly.
Miami blue butterfly (Cyclargus thomasi bethunebakeri): According to the FFWCC, the Miami
blue butterfly inhabits tropial hardwood hammocks, tropical pine rocklands, and beachside scrub
in Florida. This species was presumed to have disappeared from the mainland by the 1980s, but
was rediscovered in Key West National Wildlife Refugre in 2006.Based on habitat descriptions
and presumed species distribution,it is the opinion of TEP that the proposed undertaking will
have no effect on Miami blue butterfly.
Florida Prairie-clover (Dalea carthagenensis floridana): According to the Lady Bird Johnosn
Wildflower Center of the University of Texas at Austin, this species occurs in pine rocklands,
edges of rockland hammocks, coastal uplands,and marl prairie.Based on the habitat description,
it appears no suitable habitat exists within or in the vicinity of the proposed action area.
Therefore,it is the opinion of TEP that the proposed undertaking will have no effect on the
Florida prairie-clover.
Summary of effects on federally listed threatened terrestrial species due to similarity of
appearance
Puma (Puma concolor: all subsp.except coryi): According to the U.S. Forest Service,in North
America substantial mountain lion populations occur only in the western United States and
Canada, and these ranges have been reduced from pre-settlement times.Isolated populations and
incidental sightings have been reported in the central and eastern United States.At present the
only known mountain lion population east of Texas exists in southern Florida,although a small
population may exist in western Arkansas and eastern Oklahoma.Based on habitat descriptions
and presumed species distribution,it is the opinion of TEP that the proposed undertaking will
have no effect on the Puma (Puma concolor: all subsp.except coryi).
Summary of effects on federally listed threatened aquatic species due to similarity of
appearance:
American alligator (Alligator mississippiensis): According to the National Wildlife Federation,
American alligators can be found in the coastal wetlands of the U.S. Southeast, as far north as
North Carolina and as far west as eastern Texas. Their range extends down to southern Florida
and includes the Everglades. These reptiles are usually found in slow-moving freshwater rivers,
but also inhabit swamps, marshes, and lakes.Based on the habitat description and lack of aquatic
habitats within the vicinity of the APE, it is the opinion of TEP that the proposed undertaking will
have no effect on American alligator.
Summary of effects on federally listed threatened terrestrial species
Audubon's crested caracara (Polyborus plancus audubonii): According to the FFWCC, the
crested caracara inhabits wet prairies with cabbage palms. It may also be found in wooded areas
with saw palmetto, cypress, scrub oaks and pastures. This species is found throughout south-
central Florida and also occurs in Texas, Arkansas,Mexico, Cuba, and Panama.Based on the
habitat description,it appears no suitable habitat exists within or in the vicinity of the proposed
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action area. Therefore,it is the opinion of TEP that the proposed undertaking will have no effect
on Audubon’s crested caracara,
Wood stork (Mycteria americana): According to Audubon, this species is typically found in
cypress swamps (nesting colonies), marshes, ponds, and lagoons. They typically forage in fresh
water, including shallow marshes,flooded farm fields, ponds,and ditches.They typically nest in
stands of tall cypress and sometimes in mangroves and dead trees in flooded impoundments.
Based on the habitat description,it appears no suitable habitat exists within or in the vicinity of
the proposed action area. Therefore,it is the opinion of TEP that the proposed undertaking will
have no effect on the wood stork.
Summary of effects on federally listed threatened aquatic species:
Loggerhead sea turtle (Caretta caretta):According to the Texas Department of Parks and
Wildlife (TPWD),Loggerheads are capable of living in a variety of environments, such as in
brackish waters of coastal lagoons, river mouths, and tropical and temperate waters above 50
degrees Fahrenheit.Based on the habitat description and lack of aquatic habitats within the
vicinity of the APE, it is the opinion of TEP that the proposed undertaking will have no effect on
loggerhead sea turtle.
Atlantic Sturgeon (gulf Subspecies)(Acipenser oxyrhynchus): According to the Florida Museum,
gulf sturgeons have a limited habitat, living in the Gulf of Mexico most of the time, and then
swimming up rivers to spawn.Based on the habitat description and lack of aquatic habitats within
the vicinity of the APE, it is the opinion of TEP that the proposed undertaking will have no effect
on gulf sturgeon.
Additionally, TEP personnel reviewed the FFWCC’s state list of threatened and endangered
species and identified thirty-nine (39) state threatened species and one (1) state species of special
concern (SSC) as occurring within the State of Florida.Given the previous disturbances observed
within the proposed action area associated with the historic agricultural use of this property, it is
the opinion of TEP that the proposed action will have no effect on state protected species.
Minimizing Impacts to Migratory Birds protected under the MBTA:
The following siting and construction details were implemented in an attempt to comply with the
recommendations of the Memorandum of Understanding, directed by the President of the U.S.
under the Executive Order 13186, for minimizing impacts to migratory birds protected under the
Migratory Bird Treaty Act and the USFWS Interim Guidelines for Recommendations on
Communications Tower Siting, Construction,Operation, and Decommissioning.The proposed
tower is less than 200-ft AGL and will not utilize guy wires, minimizing the impacts to migratory
birds.The tower will also not be located in a wetland or in an area with high incidence of fog
(e.g.,forested area, mountaintop, ridgeline, coastline).Additionally, with regards to the Bald
Eagle & Golden Eagle Protection Act,no active or abandoned nests were observed in the vicinity
of the proposed action area at the time of inspection.
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July 25, 2022
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Florida Ecological Services Field Office
FL
Email Address: fw4flesregs@fws.gov
https://www.fws.gov/office/florida-ecological-services
In Reply Refer To:
Project Code: 2022-0067150
Project Name: Palmetto Ridge 2 (US-FL-5283)
Subject:List of threatened and endangered species that may occur in your proposed project
location or may be affected by your proposed project
To Whom It May Concern:
The enclosed species list identifies threatened, endangered, proposed and candidate species, as
well as proposed and final designated critical habitat, that may occur within the boundary of your
proposed project and/or may be affected by your proposed project. The species list fulfills the
requirements of the U.S. Fish and Wildlife Service (Service) under section 7(c) of the
Endangered Species Act (Act) of 1973, as amended (16 U.S.C. 1531 et seq.).
New information based on updated surveys, changes in the abundance and distribution of
species, changed habitat conditions, or other factors could change this list. Feel free to contact us
if you need more current information or assistance regarding the potential impacts to federally
proposed, listed, and candidate species and federally designated and proposed critical habitat.
Please include your Project Code, listed at the top of this letter, in all subsequent
correspondence regarding this project. Please note that under 50 CFR 402.12(e) of the
regulations implementing section 7 of the Act, the accuracy of this species list should be verified
after 90 days. This verification can be completed formally or informally as desired. The Service
recommends that verification be completed by visiting the ECOS-IPaC website at regular
intervals during project planning and implementation for updates to species lists and information.
An updated list may be requested through the ECOS-IPaC system by completing the same
process used to receive the enclosed list.
The purpose of the Act is to provide a means whereby threatened and endangered species and the
ecosystems upon which they depend may be conserved. Under sections 7(a)(1) and 7(a)(2) of the
Act and its implementing regulations (50 CFR 402 et seq.), Federal agencies are required to
utilize their authorities to carry out programs for the conservation of threatened and endangered
species and to determine whether projects may affect threatened and endangered species and/or
designated critical habitat.
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A Biological Assessment is required for construction projects (or other undertakings having
similar physical impacts) that are major Federal actions significantly affecting the quality of the
human environment as defined in the National Environmental Policy Act (42 U.S.C. 4332(2)
(c)). For projects other than major construction activities, the Service suggests that a biological
evaluation similar to a Biological Assessment be prepared to determine whether the project may
affect listed or proposed species and/or designated or proposed critical habitat. Recommended
contents of a Biological Assessment are described at 50 CFR 402.12.
If a Federal agency determines, based on the Biological Assessment or biological evaluation, that
listed species and/or designated critical habitat may be affected by the proposed project, the
agency is required to consult with the Service pursuant to 50 CFR 402. In addition, the Service
recommends that candidate species, proposed species and proposed critical habitat be addressed
within the consultation. More information on the regulations and procedures for section 7
consultation, including the role of permit or license applicants, can be found in the "Endangered
Species Consultation Handbook" at:
http://www.fws.gov/endangered/esa-library/pdf/TOC-GLOS.PDF
Migratory Birds: In addition to responsibilities to protect threatened and endangered species
under the Endangered Species Act (ESA), there are additional responsibilities under the
Migratory Bird Treaty Act (MBTA) and the Bald and Golden Eagle Protection Act (BGEPA) to
protect native birds from project-related impacts. Any activity, intentional or unintentional,
resulting in take of migratory birds, including eagles, is prohibited unless otherwise permitted by
the U.S. Fish and Wildlife Service (50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a)). For more
information regarding these Acts see https://www.fws.gov/birds/policies-and-regulations.php.
The MBTA has no provision for allowing take of migratory birds that may be unintentionally
killed or injured by otherwise lawful activities. It is the responsibility of the project proponent to
comply with these Acts by identifying potential impacts to migratory birds and eagles within
applicable NEPA documents (when there is a federal nexus) or a Bird/Eagle Conservation Plan
(when there is no federal nexus). Proponents should implement conservation measures to avoid
or minimize the production of project-related stressors or minimize the exposure of birds and
their resources to the project-related stressors. For more information on avian stressors and
recommended conservation measures see https://www.fws.gov/birds/bird-enthusiasts/threats-to-
birds.php.
In addition to MBTA and BGEPA, Executive Order 13186: Responsibilities of Federal Agencies
to Protect Migratory Birds, obligates all Federal agencies that engage in or authorize activities
that might affect migratory birds, to minimize those effects and encourage conservation measures
that will improve bird populations. Executive Order 13186 provides for the protection of both
migratory birds and migratory bird habitat. For information regarding the implementation of
Executive Order 13186, please visit https://www.fws.gov/birds/policies-and-regulations/
executive-orders/e0-13186.php.
We appreciate your concern for threatened and endangered species. The Service encourages
Federal agencies to include conservation of threatened and endangered species into their project
planning to further the purposes of the Act. Please include the Consultation Code in the header of
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this letter with any request for consultation or correspondence about your project that you submit
to our office.
Attachment(s):
Official Species List
USFWS National Wildlife Refuges and Fish Hatcheries
Migratory Birds
Wetlands
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Official Species List
This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the
requirement for Federal agencies to "request of the Secretary of the Interior information whether
any species which is listed or proposed to be listed may be present in the area of a proposed
action".
This species list is provided by:
Florida Ecological Services Field Office
, FL
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Project Summary
Project Code:2022-0067150
Project Name:Palmetto Ridge 2 (US-FL-5283)
Project Type:Communication Tower New Construction
Project Description:Proposed construction of a 180-ft AGL (184-ft AGL overall) self-support
telecommunications tower, to be located within a proposed 10,000-sq.ft.
tower compound lease area and its associated approximately 20-ft wide x
100-ft long access and utility easement, and a proposed approximately 20-
ft wide x 450-ft long access and utility easement. The proposed
telecommunications facility will be located on the south-central portion of
an approximately 5.15-acre parcel identified as Parcel ID 40171120002
by the Collier County, FL Assessor's Office. Total area of potential effect
totals approximately 21,000-sq.ft. (~0.48-acres).
Project Location:
Approximate location of the project can be viewed in Google Maps: https://
www.google.com/maps/@26.28943635,-81.54423171779119,14z
Counties:Collier County, Florida
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1.
Endangered Species Act Species
There is a total of 17 threatened, endangered, or candidate species on this species list.
Species on this list should be considered in an effects analysis for your project and could include
species that exist in another geographic area. For example, certain fish may appear on the species
list because a project could affect downstream species.
IPaC does not display listed species or critical habitats under the sole jurisdiction of NOAA
Fisheries , as USFWS does not have the authority to speak on behalf of NOAA and the
Department of Commerce.
See the "Critical habitats" section below for those critical habitats that lie wholly or partially
within your project area under this office's jurisdiction. Please contact the designated FWS office
if you have questions.
NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an
office of the National Oceanic and Atmospheric Administration within the Department of
Commerce.
Mammals
NAME STATUS
Florida Bonneted Bat Eumops floridanus
There is proposed critical habitat for this species. The location of the critical habitat is not
available.
Species profile: https://ecos.fws.gov/ecp/species/8630
Endangered
Florida Panther Puma (=Felis) concolor coryi
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/1763
Endangered
Puma (=mountain Lion) Puma (=Felis) concolor (all subsp. except coryi)
Population: FL
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/6049
Similarity of
Appearance
(Threatened)
1
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Birds
NAME STATUS
Audubon's Crested Caracara Polyborus plancus audubonii
Population: FL pop.
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/8250
Threatened
Eastern Black Rail Laterallus jamaicensis ssp. jamaicensis
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/10477
Threatened
Everglade Snail Kite Rostrhamus sociabilis plumbeus
There is final critical habitat for this species. The location of the critical habitat is not available.
Species profile: https://ecos.fws.gov/ecp/species/7713
Endangered
Wood Stork Mycteria americana
Population: AL, FL, GA, MS, NC, SC
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/8477
General project design guidelines:
https://ipac.ecosphere.fws.gov/project/CROPHQPU3REJZFMX2GYRFDC6D4/documents/
generated/6954.pdf
Threatened
Reptiles
NAME STATUS
American Alligator Alligator mississippiensis
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/776
Similarity of
Appearance
(Threatened)
Eastern Indigo Snake Drymarchon couperi
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/646
Threatened
Green Sea Turtle Chelonia mydas
Population: North Atlantic DPS
There is final critical habitat for this species. The location of the critical habitat is not available.
Species profile: https://ecos.fws.gov/ecp/species/6199
Threatened
Loggerhead Sea Turtle Caretta caretta
Population: Northwest Atlantic Ocean DPS
There is final critical habitat for this species. The location of the critical habitat is not available.
Species profile: https://ecos.fws.gov/ecp/species/1110
Threatened
Fishes
NAME STATUS
Gulf Sturgeon Acipenser oxyrinchus (=oxyrhynchus) desotoi
There is final critical habitat for this species. The location of the critical habitat is not available.
Species profile: https://ecos.fws.gov/ecp/species/651
Threatened
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Insects
NAME STATUS
Bartram's Hairstreak Butterfly Strymon acis bartrami
There is final critical habitat for this species. The location of the critical habitat is not available.
Species profile: https://ecos.fws.gov/ecp/species/4837
Endangered
Florida Leafwing Butterfly Anaea troglodyta floridalis
There is final critical habitat for this species. The location of the critical habitat is not available.
Species profile: https://ecos.fws.gov/ecp/species/6652
Endangered
Miami Blue Butterfly Cyclargus (=Hemiargus) thomasi bethunebakeri
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/3797
Endangered
Monarch Butterfly Danaus plexippus
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/9743
Candidate
Flowering Plants
NAME STATUS
Florida Prairie-clover Dalea carthagenensis floridana
Population:
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/2300
Endangered
Critical habitats
THERE ARE NO CRITICAL HABITATS WITHIN YOUR PROJECT AREA UNDER THIS OFFICE'S
JURISDICTION.
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USFWS National Wildlife Refuge Lands And Fish
Hatcheries
Any activity proposed on lands managed by the National Wildlife Refuge system must undergo a
'Compatibility Determination' conducted by the Refuge. Please contact the individual Refuges to
discuss any questions or concerns.
THERE ARE NO REFUGE LANDS OR FISH HATCHERIES WITHIN YOUR PROJECT AREA.
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3.
Migratory Birds
Certain birds are protected under the Migratory Bird Treaty Act and the Bald and Golden Eagle
Protection Act .
Any person or organization who plans or conducts activities that may result in impacts to
migratory birds, eagles, and their habitats should follow appropriate regulations and consider
implementing appropriate conservation measures, as described below.
The Migratory Birds Treaty Act of 1918.
The Bald and Golden Eagle Protection Act of 1940.
50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a)
The birds listed below are birds of particular concern either because they occur on the
USFWS Birds of Conservation Concern (BCC) list or warrant special attention in your
project location. To learn more about the levels of concern for birds on your list and how this
list is generated, see the FAQ below. This is not a list of every bird you may find in this location,
nor a guarantee that every bird on this list will be found in your project area. To see exact
locations of where birders and the general public have sighted birds in and around your project
area, visit the E-bird data mapping tool (Tip: enter your location, desired date range and a species
on your list). For projects that occur off the Atlantic Coast, additional maps and models detailing
the relative occurrence and abundance of bird species on your list are available. Links to
additional information about Atlantic Coast birds, and other important information about your
migratory bird list, including how to properly interpret and use your migratory bird report, can be
found below.
For guidance on when to schedule activities or implement avoidance and minimization measures
to reduce impacts to migratory birds on your list, click on the PROBABILITY OF PRESENCE
SUMMARY at the top of your list to see when these birds are most likely to be present and
breeding in your project area.
NAME
BREEDING
SEASON
American Kestrel Falco sparverius paulus
This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions
(BCRs) in the continental USA
https://ecos.fws.gov/ecp/species/9587
Breeds Apr 1 to
Aug 31
Bald Eagle Haliaeetus leucocephalus
This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention
because of the Eagle Act or for potential susceptibilities in offshore areas from certain types
of development or activities.
Breeds Sep 1 to
Jul 31
1
2
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NAME
BREEDING
SEASON
Great Blue Heron Ardea herodias occidentalis
This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions
(BCRs) in the continental USA
Breeds Jan 1 to
Dec 31
Gull-billed Tern Gelochelidon nilotica
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
https://ecos.fws.gov/ecp/species/9501
Breeds May 1
to Jul 31
Lesser Yellowlegs Tringa flavipes
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
https://ecos.fws.gov/ecp/species/9679
Breeds
elsewhere
Painted Bunting Passerina ciris
This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions
(BCRs) in the continental USA
Breeds Apr 25
to Aug 15
Prairie Warbler Dendroica discolor
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
Breeds May 1
to Jul 31
Red-headed Woodpecker Melanerpes erythrocephalus
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
Breeds May 10
to Sep 10
Swallow-tailed Kite Elanoides forficatus
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
https://ecos.fws.gov/ecp/species/8938
Breeds Mar 10
to Jun 30
Probability Of Presence Summary
The graphs below provide our best understanding of when birds of concern are most likely to be
present in your project area. This information can be used to tailor and schedule your project
activities to avoid or minimize impacts to birds. Please make sure you read and understand the
FAQ "Proper Interpretation and Use of Your Migratory Bird Report" before using or attempting
to interpret this report.
Probability of Presence ()
Each green bar represents the bird's relative probability of presence in the 10km grid cell(s) your
project overlaps during a particular week of the year. (A year is represented as 12 4-week
months.) A taller bar indicates a higher probability of species presence. The survey effort (see
below) can be used to establish a level of confidence in the presence score. One can have higher
confidence in the presence score if the corresponding survey effort is also high.
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2.
3.
no data survey effort breeding season probability of presence
How is the probability of presence score calculated? The calculation is done in three steps:
The probability of presence for each week is calculated as the number of survey events in
the week where the species was detected divided by the total number of survey events for
that week. For example, if in week 12 there were 20 survey events and the Spotted Towhee
was found in 5 of them, the probability of presence of the Spotted Towhee in week 12 is
0.25.
To properly present the pattern of presence across the year, the relative probability of
presence is calculated. This is the probability of presence divided by the maximum
probability of presence across all weeks. For example, imagine the probability of presence
in week 20 for the Spotted Towhee is 0.05, and that the probability of presence at week 12
(0.25) is the maximum of any week of the year. The relative probability of presence on
week 12 is 0.25/0.25 = 1; at week 20 it is 0.05/0.25 = 0.2.
The relative probability of presence calculated in the previous step undergoes a statistical
conversion so that all possible values fall between 0 and 10, inclusive. This is the
probability of presence score.
Breeding Season ()
Yellow bars denote a very liberal estimate of the time-frame inside which the bird breeds across
its entire range. If there are no yellow bars shown for a bird, it does not breed in your project
area.
Survey Effort ()
Vertical black lines superimposed on probability of presence bars indicate the number of surveys
performed for that species in the 10km grid cell(s) your project area overlaps. The number of
surveys is expressed as a range, for example, 33 to 64 surveys.
No Data ()
A week is marked as having no data if there were no survey events for that week.
Survey Timeframe
Surveys from only the last 10 years are used in order to ensure delivery of currently relevant
information. The exception to this is areas off the Atlantic coast, where bird returns are based on
all years of available data, since data in these areas is currently much more sparse.
SPECIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC
American Kestrel
BCC - BCR
Bald Eagle
Non-BCC
Vulnerable
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Great Blue Heron
BCC - BCR
Gull-billed Tern
BCC Rangewide
(CON)
Lesser Yellowlegs
BCC Rangewide
(CON)
Painted Bunting
BCC - BCR
Prairie Warbler
BCC Rangewide
(CON)
Red-headed
Woodpecker
BCC Rangewide
(CON)
Swallow-tailed Kite
BCC Rangewide
(CON)
Additional information can be found using the following links:
Birds of Conservation Concern https://www.fws.gov/program/migratory-birds/species
Measures for avoiding and minimizing impacts to birds https://www.fws.gov/library/
collections/avoiding-and-minimizing-incidental-take-migratory-birds
Nationwide conservation measures for birds https://www.fws.gov/sites/default/files/
documents/nationwide-standard-conservation-measures.pdf
Migratory Birds FAQ
Tell me more about conservation measures I can implement to avoid or minimize impacts
to migratory birds.
Nationwide Conservation Measures describes measures that can help avoid and minimize
impacts to all birds at any location year round. Implementation of these measures is particularly
important when birds are most likely to occur in the project area. When birds may be breeding in
the area, identifying the locations of any active nests and avoiding their destruction is a very
helpful impact minimization measure. To see when birds are most likely to occur and be breeding
in your project area, view the Probability of Presence Summary. Additional measures or permits
may be advisable depending on the type of activity you are conducting and the type of
infrastructure or bird species present on your project site.
What does IPaC use to generate the list of migratory birds that potentially occur in my
specified location?
The Migratory Bird Resource List is comprised of USFWS Birds of Conservation Concern
(BCC) and other species that may warrant special attention in your project location.
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1.
2.
3.
The migratory bird list generated for your project is derived from data provided by the Avian
Knowledge Network (AKN). The AKN data is based on a growing collection of survey, banding,
and citizen science datasets and is queried and filtered to return a list of those birds reported as
occurring in the 10km grid cell(s) which your project intersects, and that have been identified as
warranting special attention because they are a BCC species in that area, an eagle (Eagle Act
requirements may apply), or a species that has a particular vulnerability to offshore activities or
development.
Again, the Migratory Bird Resource list includes only a subset of birds that may occur in your
project area. It is not representative of all birds that may occur in your project area. To get a list
of all birds potentially present in your project area, please visit the Rapid Avian Information
Locator (RAIL) Tool.
What does IPaC use to generate the probability of presence graphs for the migratory birds
potentially occurring in my specified location?
The probability of presence graphs associated with your migratory bird list are based on data
provided by the Avian Knowledge Network (AKN). This data is derived from a growing
collection of survey, banding, and citizen science datasets.
Probability of presence data is continuously being updated as new and better information
becomes available. To learn more about how the probability of presence graphs are produced and
how to interpret them, go the Probability of Presence Summary and then click on the "Tell me
about these graphs" link.
How do I know if a bird is breeding, wintering or migrating in my area?
To see what part of a particular bird's range your project area falls within (i.e. breeding,
wintering, migrating or year-round), you may query your location using the RAIL Tool and look
at the range maps provided for birds in your area at the bottom of the profiles provided for each
bird in your results. If a bird on your migratory bird species list has a breeding season associated
with it, if that bird does occur in your project area, there may be nests present at some point
within the timeframe specified. If "Breeds elsewhere" is indicated, then the bird likely does not
breed in your project area.
What are the levels of concern for migratory birds?
Migratory birds delivered through IPaC fall into the following distinct categories of concern:
"BCC Rangewide" birds are Birds of Conservation Concern (BCC) that are of concern
throughout their range anywhere within the USA (including Hawaii, the Pacific Islands,
Puerto Rico, and the Virgin Islands);
"BCC - BCR" birds are BCCs that are of concern only in particular Bird Conservation
Regions (BCRs) in the continental USA; and
"Non-BCC - Vulnerable" birds are not BCC species in your project area, but appear on
your list either because of the Eagle Act requirements (for eagles) or (for non-eagles)
potential susceptibilities in offshore areas from certain types of development or activities
(e.g. offshore energy development or longline fishing).
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Although it is important to try to avoid and minimize impacts to all birds, efforts should be made,
in particular, to avoid and minimize impacts to the birds on this list, especially eagles and BCC
species of rangewide concern. For more information on conservation measures you can
implement to help avoid and minimize migratory bird impacts and requirements for eagles,
please see the FAQs for these topics.
Details about birds that are potentially affected by offshore projects
For additional details about the relative occurrence and abundance of both individual bird species
and groups of bird species within your project area off the Atlantic Coast, please visit the
Northeast Ocean Data Portal. The Portal also offers data and information about other taxa besides
birds that may be helpful to you in your project review. Alternately, you may download the bird
model results files underlying the portal maps through the NOAA NCCOS Integrative Statistical
Modeling and Predictive Mapping of Marine Bird Distributions and Abundance on the Atlantic
Outer Continental Shelf project webpage.
Bird tracking data can also provide additional details about occurrence and habitat use
throughout the year, including migration. Models relying on survey data may not include this
information. For additional information on marine bird tracking data, see the Diving Bird Study
and the nanotag studies or contact Caleb Spiegel or Pam Loring.
What if I have eagles on my list?
If your project has the potential to disturb or kill eagles, you may need to obtain a permit to avoid
violating the Eagle Act should such impacts occur.
Proper Interpretation and Use of Your Migratory Bird Report
The migratory bird list generated is not a list of all birds in your project area, only a subset of
birds of priority concern. To learn more about how your list is generated, and see options for
identifying what other birds may be in your project area, please see the FAQ "What does IPaC
use to generate the migratory birds potentially occurring in my specified location". Please be
aware this report provides the "probability of presence" of birds within the 10 km grid cell(s) that
overlap your project; not your exact project footprint. On the graphs provided, please also look
carefully at the survey effort (indicated by the black vertical bar) and for the existence of the "no
data" indicator (a red horizontal bar). A high survey effort is the key component. If the survey
effort is high, then the probability of presence score can be viewed as more dependable. In
contrast, a low survey effort bar or no data bar means a lack of data and, therefore, a lack of
certainty about presence of the species. This list is not perfect; it is simply a starting point for
identifying what birds of concern have the potential to be in your project area, when they might
be there, and if they might be breeding (which means nests might be present). The list helps you
know what to look for to confirm presence, and helps guide you in knowing when to implement
conservation measures to avoid or minimize potential impacts from your project activities,
should presence be confirmed. To learn more about conservation measures, visit the FAQ "Tell
me about conservation measures I can implement to avoid or minimize impacts to migratory
birds" at the bottom of your migratory bird trust resources page.
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Wetlands
Impacts to NWI wetlands and other aquatic habitats may be subject to regulation under Section
404 of the Clean Water Act, or other State/Federal statutes.
For more information please contact the Regulatory Program of the local U.S. Army Corps of
Engineers District.
Please note that the NWI data being shown may be out of date. We are currently working to
update our NWI data set. We recommend you verify these results with a site visit to determine
the actual extent of wetlands on site.
THERE ARE NO WETLANDS WITHIN YOUR PROJECT AREA.
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IPaC User Contact Information
Agency:Tower Engineering Professionals, Inc.
Name:Logan Michel
Address:500 E 84th Ave
Address Line 2:Suite C10
City:Thornton
State:CO
Zip:80229
Email lmichel@tepgroup.net
Phone:3035669929
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9/6/22, 1:30 PM Tower Engineering Professionals Mail - another from Stevies email
https://mail.google.com/mail/u/0/?ik=4a95b507f6&view=pt&search=all&permthid=thread-f%3A1742590430029029014&simpl=msg-f%3A17425904300…1/3
Logan Michel <lmichel@tepgroup.net>
another from Stevies email
1 message
Ryan Malek <rmalek@tepgroup.net>
To: Logan Michel <lmichel@tepgroup.net>
DiGruttolo, Laura <Laura.DiGruttolo@myfwc.com>
to Josh, Cori, me, Conservation
Dear Mr. Pearlman:
Based on geographic information system (GIS) data, the following table includes listed and managed species have the potential to occur in Collier County. Publicly availa
Biodiversity Matrix Map Server (https://www.fnai.org/biointro.cfm), provide access to rare species occurrence information statewide. Additional resources include the FW
maps/gtmapping/gtpermitmap.html), the U.S. Fish and Wildlife Service’s Information for Planning and Consultation (IPaC) system (https://ecos.fws.gov/ipac/), and FWC
at https://geodata.myfwc.com/pages/upland.
Requests for further information can be sent to ConservationPlanningServices@MyFWC.com. Thank you for contacting the FWC.
Sincerely,
Laura DiGruttolo
Biological Administrator II
Office of Conservation Planning Services
Florida Fish and Wildlife Conservation Commission
620 S. Meridian Street, MS 5B5
Tallahassee, FL 32399-1600
(850) 728-5147
Federally Listed and Managed Species
Common Name Scientific Name Listing Status
Everglade snail kite Rostrhamus sociabilis plumbeus FE
Bachman’s wood warbler Vermivora bachmanii FE
Smalltooth sawfish Pristis pectinatata FE
Florida manatee Trichechus manatus FE
Green sea turtle Chelonia mydas FE
Leatherback sea turtle Dermochelys coriacea FE
Kemp’s ridley sea turtle Lepidochelys kempii FE
Hawksbill sea turtle Eretmochelys imbricata FE
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https://mail.google.com/mail/u/0/?ik=4a95b507f6&view=pt&search=all&permthid=thread-f%3A1742590430029029014&simpl=msg-f%3A17425904300…2/3
Red-cockaded woodpecker Picoides borealis FE
Florida panther Puma concolor coryi FE
Florida bonneted bat Eumops floridanus FE
Loggerhead sea turtle Caretta caretta FT
Florida scrub-jay Aphelocoma coerulescens FT
Audubon’s crested caracara Polyborus plancus audubonii FT
Florida grasshopper sparrow Ammodramus savannarum floridanus FT
Eastern black rail Laterallus jamaicensis jamaicensis FT
Rufa red knot Calidris canutus rufa FT
Piping plover Charadrius melodus FT
Wood stork Mycteria americana FT
Eastern indigo snake Drymarchon corais couperi FT
Bald eagle Haliaeetus leucocephalus
State-listed and Managed Species
Common Name Scientific Name Listing Status
Gopher tortoise Gopherus polyphemus ST
Big Cypress fox squirrel Sciurus niger avicennia ST
Everglades mink Neovison vison evergladensis ST
Sherman’s short-tailed shrew Blarina shermani ST
Southeastern American kestrel Falco sparverius paulus ST
Florida sandhill crane Antigone canadensis pratensis ST
Florida burrowing owl Athene cunicularia floridana ST
White-crowned pigeon Patagioenas leucocephala ST
Little blue heron Egretta caerulea ST
Tricolored heron Egretta tricolor ST
Roseate spoonbill Platalea ajaja ST
Reddish egret Egretta rufescens ST
Black skimmer Rynchops niger ST
Least tern Sternula antillarum ST
Snowy plover Charadrius nivosus ST
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Packet Pg. 451 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9/6/22, 1:30 PM Tower Engineering Professionals Mail - another from Stevies email
https://mail.google.com/mail/u/0/?ik=4a95b507f6&view=pt&search=all&permthid=thread-f%3A1742590430029029014&simpl=msg-f%3A17425904300…3/3
American oystercatcher Haematopus palliates ST
Florida black bear Ursus americanus floridanus
Listing Status Key: FE = Federally Endangered, FT = Federally Threatened, and ST = State Threatened
Thanks,
_ _ _ _ _ _ _
Ryan A. Malek
Environmental Division Manager | Tower Engineering Professionals, Inc. (www.tepgroup.net)
326 Tryon Road|Raleigh, NC 27603-3530|Office: (919) 661-6351 Ext. 5325|Fax: (919) 661-6350|Mobile: (919) 332-1917
9.A.3.f
Packet Pg. 452 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
500 E 84th Avenue, Ste. C10, Thornton, CO 80229 O) 303.590.5496
lmichel@tepgroup.net
July 29, 2022
1339 20th Street
Vero Beach, FL 32960-3559
Re: Request for comments regarding the construction of a proposed 180-ft AGL overall (184-ft AGL
overall w/ appurtenances) Self-Support Communications Tower
31st Ave. NE
Naples, FL 34120
Site Name: Palmetto Ridge 2 (US-FL-5283)
To Whom It May Concern,
Tower Engineering Professionals, Inc. has been contracted by Bridger Tower Corporation to provide
environmental services for the aforementioned proposed telecommunications facility. TEP personnel’s
investigation of the site has determined that the site will have no effect on federally listed and proposed
threatened and endangered species and their listed/proposed critical habitats. Concurrence from the
Service for “no effect” determinations is not required under Section 7 of the Endangered Species Act;
however, we are submitting the following information for your review and comments regarding impacts
to protected species for the purpose of completing an FCC NEPA Environmental Compliance Checklist
for the following telecommunications tower. The intent of the checklist is to establish the basis for a
Categorical Exclusion for the proposed tower. If we do not receive any comments within 30 days, we will
proceed on the basis that there are no objections to the project. Correspondence was also sent to the
Florida Fish and Wildlife Conservation Commission (FWC) with regards to impacts to state protected
species.
The characteristics of the site and the vicinity are described as follows:
Palmetto Ridge 2 Site Location and Specifics:
The proposed communications tower facility is located north of a portion of 31st Ave NE, east of a
portion of Everglades Boulevard N, northeast of the City of Naples, in Collier County, Florida. The
proposed lease area will be located on the south-central portion of an approximately 5.15-acre parcel
identified as Parcel ID 40171120002 by the Collier County, FL Tax Assessors Office. A proposed 20-ft
wide access and utility easement will proceed generally north from 31st Ave. NE for approximately 100-
ft. before reaching the proposed approximately 10,000-sq.ft. tower compound construction area, as well
as a 20-ft wide access and utility easement that will proceed generally east from a portion of Everglades
Blvd. N. for approximately 350-ft then proceed south for approximately 100-ft until reaching the
proposed tower compound facility. These areas are herein referred to as the proposed action area and total
approximately 21,000-sq.ft. (~0.48-acres). The proposed action area is located in a portion of Collier
County, FL primarily occupied by low-density residential land uses. At the time of inspection on June 21,
2022, the proposed action area was primarily occupied by an unmaintained grassland with sparse shrubs.
The site inspection consisted of a pedestrian inspection of the proposed action area and those areas
located within the proposed project’s vicinity for indications of preferred habitat and occurrences of listed
species, as described by the USFWS species profiles. According to the USGS 7.5-Minute Corkscrew SE,
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lmichel@tepgroup.net
FL Topographic Quadrangle, the nearest surface water feature is a freshwater emergent wetland located
approximately 760-ft. east of the proposed tower centerline.
The approximate coordinates of the tower location are as follows:
Latitude: N 26° 17’ 22.00” (NAD 83)
Longitude: W 81° 32’ 38.24” (NAD 83)
Action Area Description and Effects:
The proposed action area is anticipated to include the proposed 20-ft wide x ~100-ft long access and
utility easement, the proposed 20-ft wide x ~450 long access and utility easement, as well as the
approximately 2,500-sq.ft. tower compound lease area within a proposed 10,000-sq-ft. construction area.
According to the USDA Web Soil Survey of Collier County, FL, soil within the proposed lease area is
identified as Immokalee fine sand-Urban land complex, 0 to 2 percent slopes. Immokalee fine-sand-
Urban land complex is described as poorly drained, found on flatwoods on marine terraces, and formed
from sandy marine deposits. A typical profile for Immokalee fine sand-Urban land complex, 0 to 2
percent slopes consists of fine sand from 0 to 80-inches below ground surface (BGS).
According to the National Wetlands Inventory (NWI) online mapper, the closest surface water feature is
described as a freshwater emergent wetland and is located approximately 760-ft. east of the proposed
tower centerline.
The Official Species List for the project (Project Code: 2022-0067150) dated July 25, 2021 indicated the
possible presence of seven (7) federally endangered terrestrial species: Florida bonneted bat (Eumops
floridanus), Florida panther (Puma concolor coryi), Everglade snail kite (Rostrhamus sociabilis
plumbeus), Bartram's hairstreak butterfly (Strymon acis bartrami), Florida leafwing butterfly (Anaea
troglodyta floridalis), Miami blue butterfly (Cyclargus thomasi bethunebakeri), and Florida prairie-clover
(Dalea carthagenensis floridana); one (1) federally listed threatened terrestrial species due to similarity of
appearance: puma (Puma concolor: all subsp. except coryi); one (1) federally listed threatened aquatic
species due to similarity of appearance: American alligator (Alligator mississippiensis); four (4)
threatened terrestrial species: Audubon's crested caracara (Polyborus plancus audubonii), wood stork
(Mycteria americana), Eastern black rail (Laterallus jamaicensis jamaicensis), and Eastern indigo snake
(Drymarchon couperi); three (3) federally threatened aquatic species: loggerhead sea turtle (Caretta
caretta), gulf sturgeon (Acipenser oxyrinchus desotoi), and green sea turtle (Chelonia mydas); and one (1)
federal candidate species: monarch butterfly (Danaus plexippus). No officially designated critical habitats
were identified on or in the vicinity of the proposed action area. The site inspection performed on June 21,
2022 consisted of a pedestrian inspection of the proposed action area and immediate vicinity for
indications of the presence of federally listed species and/or their critical habitats and preferred/suitable
habitats, as described by the USFWS. At the time of the June 21, 2022 site inspection, the proposed
action area was observed to be an unmaintained grassland with sparse shrubs. Therefore, given the
previous disturbances observed and the lack of suitable habitat present at the time of the site inspection, it
is the opinion of TEP that the proposed action will have no effect on federally endangered and threatened
species.
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lmichel@tepgroup.net
Summary of effects on federally listed endangered terrestrial species
Florida bonneted bat (Eumops floridanus): According to the Florida Fish and Wildlife Conservation
Commission (FWC), the Florida bonneted bat roosts colonially. Roost sites are poorly understood for this
species, but have included buildings and other man-made structures and tree cavities. Based on the habitat
description, it appears no suitable roosting habitat exists within the vicinity of the proposed action area.
Therefore, it is the opinion of TEP that the proposed undertaking will have no effect on the Florida
bonneted bat.
Florida panther (Puma concolor coryi): According to the FWC, the Florida panther occurs in peninsular
Florida primarily south of Orlando. They use all habitat types to some degree but rely upon forested areas
that provide dense understory vegetation for rest sites, den sites, and stalking cover. Based on the habitat
description, it appears no suitable habitat exists within the vicinity of the proposed action area. Therefore,
it is the opinion of TEP that the proposed undertaking will have no effect on the Florida panther.
Everglade snail kite (Rostrhamus sociabilis plumbeus): According to the FWC, Everglade snail kites
inhabit shallow freshwater marshes and shallow grassy shorelines of lakes. They can primarily be found
in the Kissimmee Valley, St. Johns River headwaters, Lake Okeechobee, Loxahatchee National Wildlife
Refuge, Water Conservation Areas 2A, 2B, 3A, 3B, in Broward, Palm Beach and Dade counties; and
sections of Big Cypress National Preserve and Everglades National Park. Due to the habitat description
and proximity of the proposed tower compound to freshwater marshes and shallow grassy shorelines of
lakes, is the opinion of TEP that the proposed undertaking will have no effect on Everglade snail kite.
Bartram's hairstreak butterfly (Strymon acis bartrami): According to the National Park Service (NPS), the
Bartram's scrub-hairstreak once occurred in pine rockland habitat throughout Miami-Dade and Monroe
counties. Over time, their populations have declined throughout their historic range for various reasons.
This species can still be found in a few pine rockland fragments in Miami-Dade County and on Big Pine
Key in the lower Florida Keys. Based on the habitat description and lack of pine rockland fragments
within the vicinity of the APE, it is the opinion of TEP that the proposed undertaking will have no effect
on Bartram’s hairstreak butterfly.
Florida leafwing butterfly (Anaea troglodyta floridalis): According to the NPS, the Florida leafwing is
native to the pine rockland habitat of south Florida. However, similar to the Everglade snail kite, their
historic population range has declined and their distribution is now extremely limited. This species has
not been seen outside of Everglades NP since 2007—scientists now believe that Everglades NP is the
only place in the world where the Florida leafwing is found. Based on habitat descriptions and presumed
species distribution, it is the opinion of TEP that the proposed undertaking will have no effect on Florida
leafwing butterfly.
Miami blue butterfly (Cyclargus thomasi bethunebakeri): According to the FWC, the Miami blue
butterfly inhabits tropial hardwood hammocks, tropical pine rocklands, and beachside scrub in Florida.
This species was presumed to have disappeared from the mainland by the 1980s, but was rediscovered in
Key West National Wildlife Refugre in 2006. Based on habitat descriptions and presumed species
distribution, it is the opinion of TEP that the proposed undertaking will have no effect on Miami blue
butterfly.
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lmichel@tepgroup.net
Florida Prairie-clover (Dalea carthagenensis floridana): According to the Floristic Inventory of South
Florida, this species occurs in pine rocklands, edges of rockland hammocks, coastal uplands, and marl
prairie. Based on the habitat description, it appears no suitable habitat exists within or in the vicinity of
the proposed action area. Therefore, it is the opinion of TEP that the proposed undertaking will have no
effect on the Florida prairie-clover.
Summary of effects on federally listed threatened terrestrial species due to similarity of appearance
Puma (Puma concolor: all subsp. except coryi): According to the U.S. Forest Service, in North America
substantial mountain lion populations occur only in the western United States and Canada, and these
ranges have been reduced from pre-settlement times. Isolated populations and incidental sightings have
been reported in the central and eastern United States. At present the only known mountain lion
population east of Texas exists in southern Florida, although a small population may exist in western
Arkansas and eastern Oklahoma. Based on habitat descriptions and presumed species distribution, it is the
opinion of TEP that the proposed undertaking will have no effect on the Puma (Puma concolor: all subsp.
except coryi).
Summary of effects on federally listed threatened aquatic species due to similarity of appearance:
American alligator (Alligator mississippiensis): According to the National Wildlife Federation, American
alligators can be found in the coastal wetlands of the U.S. Southeast, as far north as North Carolina and as
far west as eastern Texas. Their range extends down to southern Florida and includes the Everglades.
These reptiles are usually found in slow-moving freshwater rivers, but also inhabit swamps, marshes, and
lakes. Based on the habitat description and lack of aquatic habitats within the vicinity of the APE, it is the
opinion of TEP that the proposed undertaking will have no effect on American alligator.
Summary of effects on federally listed threatened terrestrial species
Audubon's crested caracara (Polyborus plancus audubonii): According to the FWC, the crested caracara
inhabits wet prairies with cabbage palms. It may also be found in wooded areas with saw palmetto,
cypress, scrub oaks and pastures. This species is found throughout south-central Florida and also occurs
in Texas, Arkansas, Mexico, Cuba, and Panama. Based on the habitat description, it appears no suitable
habitat exists within or in the vicinity of the proposed action area. Therefore, it is the opinion of TEP that
the proposed undertaking will have no effect on Audubon’s crested caracara,
Wood stork (Mycteria americana): According to Audubon, this species is typically found in cypress
swamps (nesting colonies), marshes, ponds, and lagoons. They typically forage in fre sh water, including
shallow marshes, flooded farm fields, ponds, and ditches. They typically nest in stands of tall cypress and
sometimes in mangroves and dead trees in flooded impoundments. Based on the habitat description, it
appears no suitable habitat exists within or in the vicinity of the proposed action area. Therefore, it is the
opinion of TEP that the proposed undertaking will have no effect on the wood stork.
Eastern black rail (Laterallus jamaicensis jamaicensis): According to Audubon, this species is typically
found in tidal marshes and salicornia on the coast and grassy marshes further inland. The Eastern black
rail favors very shallow water, or damp soil with scattered puddles. In the coastal marsh, this species
prefers upper limits of the highest tides; inland, mostly wet meadows. Eastern black rail is typically found
in dense stands of spartina and other grasses, salicornia, rushes, and sedges. Based on the habitat
description, it appears no suitable habitat exists within or in the vicinity of the proposed action area.
9.A.3.f
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lmichel@tepgroup.net
Therefore, it is the opinion of TEP that the proposed undertaking will have no effect on the Eastern black
rail.
Eastern indigo snake (Drymarchon couperi): According to the FWC, this species inhabits pine flatwoods,
hardwood forests, moist hammocks, and areas that surround cypress swamps. They can be found
throughout Peninsular Florida and southeastern Georgia. Based on the habitat description, it appears no
suitable habitat exists within or in the vicinity of the proposed action area. Therefore, it is the opinion of
TEP that the proposed undertaking will have no effect on the Eastern indigo snake.
Summary of effects on federally listed threatened aquatic species:
Loggerhead sea turtle (Caretta caretta): According to the Texas Department of Parks and Wildlife
(TPWD), Loggerheads are capable of living in a variety of environments, such as in brackish waters of
coastal lagoons, river mouths, and tropical and temperate waters above 50 degrees Fahrenheit. Based on
the habitat description and lack of aquatic habitats within the vicinity of the APE, it is the opinion of TEP
that the proposed undertaking will have no effect on loggerhead sea turtle.
Gulf sturgeon (Acipenser oxyrinchus desotoi): According to the National Oceanic and Atmospheric
Association (NOAA), this species currently spans from Lake Pontchartrain and the Pearl River system in
Louisiana and Mississippi respectively, east to the Suwannee River in Florida. Based on the habitat
description and lack of aquatic habitats within the vicinity of the APE, it is the opinion of TEP that the
proposed undertaking will have no effect on gulf sturgeon.
Green sea turtle (Chelonia mydas): According to the NOAA, this species is found worldwide primarily in
subtropical and temperate regions of the Atlantic, Pacific, and Indian Oceans, and in the Mediterranean
Sea. Based on the habitat description and lack of aquatic habitats within the vicinity of the APE, it is the
opinion of TEP that the proposed undertaking will have no effect on green sea turtle.
Minimizing Impacts to Migratory Birds protected under the MBTA:
The following siting and construction details were implemented in an attempt to comply with the
recommendations of the Memorandum of Understanding, directed by the President of the U.S. under the
Executive Order 13186, for minimizing impacts to migratory birds protected under the Migratory Bird
Treaty Act and the USFWS Interim Guidelines for Recommendations on Communications Tower Siting,
Construction, Operation, and Decommissioning. The proposed tower is less than 200-ft AGL and will not
utilize guy wires, minimizing the impacts to migratory birds. The tower will also not be located in a
wetland or in an area with high incidence of fog (e.g., forested area, mountaintop, ridgeline, coastline)
where migratory birds are typically found. Additionally, with regards to the Bald Eagle & Golden Eagle
Protection Act, no active or abandoned nests were observed in the vicinity of the proposed action area at
the time of inspection.
9.A.3.f
Packet Pg. 457 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
500 E 84th Avenue, Ste. C10, Thornton, CO 80229 O) 303.590.5496
lmichel@tepgroup.net
We have enclosed a portion of the pertinent USGS 7.5-Minute Corkscrew SE, FL Topographic
Quadrangle, site plans, and site photographs. We request any comments you may have regarding the
proposed action’s potential effect on federal and state protected species for the purpose of
completing an FCC NEPA compliance checklist for the proposed tower. Please provide any
comments within 30 days of receipt of this letter. Correspondence has also been sent to the FWC. If
there are any questions or if further information is needed for the processing of this request, please don’t
hesitate to call. Thank you for your cooperation and your assistance.
Sincerely,
Logan Michel
Western U.S. Environmental Manager
Tower Engineering Professionals, Inc.
9.A.3.f
Packet Pg. 458 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
500 E 84th Avenue,Ste. C10,Thornton, CO 80229 O) 303.566.9914
lmichel@tepgroup.net
July 29, 2022
Florida Fish & Wildlife Conservation Commission –South Regional Office
8535 Northlake Blvd.
West Palm Beach, FL 33412
Re:Request for comments regarding the construction of a proposed 180-ft AGL overall (184-
ft AGL overall w/ appurtenances)Self-Support Communications Tower
31st Ave. NE
Naples, FL 34120
Site Name:Palmetto Ridge 2 (US-FL-5283)
To Whom It May Concern,
Tower Engineering Professionals,Inc. has been contracted by Bridger Tower Corporation to
provide environmental services for the aforementioned proposed telecommunications facility.
TEP personnel’s investigation of the site has determined that the site will have no effect on
federally listed or state listed and proposed threatened and endangered species and their
listed/proposed critical habitats.Concurrence from the Service for “no effect” determinations
is not required under Section 7 of the Endangered Species Act; however, we are submitting
the following information for your review and comments regarding impacts to protected
species for the purpose of completing an FCC NEPA Environmental Compliance Checklist
for the following telecommunications tower. The intent of the checklist is to establish the
basis for a Categorical Exclusion for the proposed tower.If we do not receive any comments
within 30 days, we will proceed on the basis that there are no objections to the project.
Correspondence was also sent to United States Fish & Wildlife Service (USFWS)with
regards to impacts to federally protected species.
The characteristics of the site and the vicinity are described as follows:
Palmetto Ridge 2 Site Location and Specifics:
The proposed communications tower facility is located north of a portion of 31st Ave NE, east of
a portion of Everglades Boulevard N, northeast of the City of Naples, in Collier County, Florida.
The proposed lease area will be located on the south-central portion of an approximately 5.15-
acre parcel identified as Parcel ID 40171120002 by the Collier County, FL Tax Assessors Office.
The proposed 20-ft wide access and utility easement (option #1)will proceed generally north
from 31st Ave. NE for approximately 160-ft. before reaching the approximately 10,000-sq.ft.
proposed tower compound construction area.These areas are herein referred to as the proposed
action area and total approximately 11,200-sq.ft.(~0.258-acres). The proposed tower site is
primarily occupied by cleared/agricultural.The proposed action area is located in a portion of
Collier County,FL primarily occupied by low-density residential land uses.At the time of
inspection on June 21, 2022,the proposed action area was primarily occupied by
undeveloped/agricultural land.The site inspection consisted of a pedestrian inspection of the
9.A.3.f
Packet Pg. 459 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
500 E 84th Avenue,Ste. C10,Thornton, CO 80229 O) 303.566.9914
lmichel@tepgroup.net
proposed action area and those areas located within the proposed project’s vicinity for indications
of preferred habitat and occurrences of listed species, as described by the USFWS species
profiles.According to the USGS 7.5-Minute Corkscrew SE, FL Topographic Quadrangle, the
nearest surface water feature is a freshwater emergent wetland located approximately 760-ft. east
of the proposed tower centerline.
The approximate coordinates of the tower location are as follows:
Latitude:N 26°17’21.52”(NAD 83)
Longitude:W 81°32’39.23” (NAD 83)
Action Area Description and Effects:
The proposed action area is anticipated to include the proposed 20-ft wide x ~116-ft long access
and utility easement (secondary option:20-ft wide x ~400-ft and 20-ft wide x ~120-ft)and an
approximately 2,500-sq.ft. tower compound lease area within a proposed 10,000-sq-ft.
construction area.According to the USDA Web Soil Survey of Collier County, FL, soil within
the proposed lease area is identified as Immokalee fine sand-Urban land complex, 0 to 2 percent
slopes.Immokalee fine-sand-Urban land complex is described as poorly drained, found on
flatwoods on marine terraces, and formed from sandy marine deposits. A typical profile for
Immokalee fine sand-Urban land complex, 0 to 2 percent slopes consists of fine sand from 0 to
80-inches below ground surface (BGS).
The Official Species List for the project (Project Code: 2022-0067150) dated July 25, 2022
indicated the possible presence of seven (7) federally endangered terrestrial species:Florida
bonneted bat (Eumops floridanus),Florida panther (Puma concolor coryi),Everglade snail kite
(Rostrhamus sociabilis plumbeus),Bartram's hairstreak butterfly (Strymon acis bartrami),Florida
leafwing butterfly (Anaea troglodyta floridalis),Miami blue butterfly (Cyclargus thomasi
bethunebakeri),Florida prairie-clover (Dalea carthagenensis floridana);one (1)federally listed
threatened terrestrial species due to similarity of appearance:puma (Puma concolor: all subsp.
except coryi); one (1) federally listed threatened aquatic species due to similarity of appearance:
American alligator (Alligator mississippiensis);two (2) threatened terrestrial species:Audubon's
crested caracara (Polyborus plancus audubonii)and wood stork (Mycteria americana);and two
(2) federally threatened aquatic species:loggerhead sea turtle (Caretta caretta) and Atlantic
Sturgeon (gulf Subspecies)(Acipenser oxyrhynchus).No officially designated critical habitats
were identified on or in the vicinity of the proposed action area. The site inspection performed on
June 21, 2022 consisted of a pedestrian inspection of the proposed action area and immediate
vicinity for indications of the presence of federally listed species and/or their critical habitats and
preferred/suitable habitats, as described by the USFWS.At the time of the June 21,2022 site
inspection, the proposed action area was observed to have been previously disturbed by
cleared/agricultural operations. Therefore, given the previous disturbances observed and the lack
of suitable habitat present at the time of the site inspection, it is the opinion of TEP that the
proposed action will have no effect on federally endangered and threatened species.
9.A.3.f
Packet Pg. 460 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
500 E 84th Avenue,Ste. C10,Thornton, CO 80229 O) 303.566.9914
lmichel@tepgroup.net
Summary of effects on federally listed endangered terrestrial species
Florida bonneted bat (Eumops floridanus):According to the FWC, the Florida bonneted bat
roosts colonially. Roost sites are poorly understood for this species, but have included buildings
and other man-made structures and tree cavities. Based on the habitat description, it appears no
suitable roosting habitat exists within the vicinity of the proposed action area. Therefore,it is the
opinion of TEP that the proposed undertaking will have no effect on the Florida bonneted bat.
Florida panther (Puma concolor coryi): According to the FWC, the Florida panther occurs in
peninsular Floriday primarily south of Orlando. They use all habitat types to some degree but rely
upon forested areas that provide dense understory vegetation for rest sites, den sites, and stalking
cover.Based on the habitat description, it appears no suitable roosting habitat exists within the
vicinity of the proposed action area. Therefore,it is the opinion of TEP that the proposed
undertaking will have no effect on the Florida panther.
Everglade snail kite (Rostrhamus sociabilis plumbeus): According to the FWC, Everglade snail
kites inhabit shallow freshwater marshes and shallow grassy shorelines of lakes. They can
primarily be found in the Kissimmee Valley, St. Johns River headwaters, Lake Okeechobee,
Loxahatchee National Wildlife Refuge, Water Conservation Areas 2A, 2B, 3A, 3B, in Broward,
Palm Beach and Dade counties; and sections of Big Cypress National Preserve and Everglades
National Park.Due to the habitat description and proximity of the proposed tower compound to
freshwater marshes and shallow grassy shorelines of lakes, is the opinion of TEP that the
proposed undertaking will have no effect on Everglade snail kite.
Bartram's hairstreak butterfly (Strymon acis bartrami): According to the National Park Service
(NPS), the Bartram's scrub-hairstreak once occurred in pine rockland habitat throughout Miami-
Dade and Monroe counties. Over time,their populations have declined throughout their historic
range for various reasons. This species can still be found in a few pine rockland fragments in
Miami-Dade County and on Big Pine Key in the lower Florida Keys. Based on the habitat
description and lack of pine rockland fragments within the vicinity of the APE, it is the opinion of
TEP that the proposed undertaking will have no effect on Bartram’s hairstreak butterfly.
Florida leafwing butterfly (Anaea troglodyta floridalis): According to the NPS, the Florida
leafwing is native to the pine rockland habitat of south Florida. However, similar to the Everglade
snail kite, their historic population range has declined and their distribution is now extremely
limited. This species has not been seen outside of Everglades NP since 2007—scientists now
believe that Everglades NP is the only place in the world where the Florida leafwing is found.
Based on habitat descriptions and presumed species distribution,it is the opinion of TEP that the
proposed undertaking will have no effect on Florida leafwing butterfly.
Miami blue butterfly (Cyclargus thomasi bethunebakeri): According to the FWC, the Miami blue
butterfly inhabits tropial hardwood hammocks, tropical pine rocklands, and beachside scrub in
Florida. This species was presumed to have disappeared from the mainland by the 1980s, but was
rediscovered in Key West National Wildlife Refugre in 2006.Based on habitat descriptions and
9.A.3.f
Packet Pg. 461 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
500 E 84th Avenue,Ste. C10,Thornton, CO 80229 O) 303.566.9914
lmichel@tepgroup.net
presumed species distribution,it is the opinion of TEP that the proposed undertaking will have no
effect on Miami blue butterfly.
Florida Prairie-clover (Dalea carthagenensis floridana): According to the Lady Bird Johnosn
Wildflower Center of the University of Texas at Austin, this species occurs in pine rocklands,
edges of rockland hammocks, coastal uplands,and marl prairie.Based on the habitat description,
it appears no suitable habitat exists within or in the vicinity of the proposed action area.
Therefore,it is the opinion of TEP that the proposed undertaking will have no effect on the
Florida prairie-clover.
Summary of effects on federally listed threatened terrestrial species due to similarity of
appearance
Puma (Puma concolor: all subsp.except coryi): According to the U.S. Forest Service, in North
America substantial mountain lion populations occur only in the western United States and
Canada, and these ranges have been reduced from pre-settlement times.Isolated populations and
incidental sightings have been reported in the central and eastern United States.At present the
only known mountain lion population east of Texas exists in southern Florida,although a small
population may exist in western Arkansas and eastern Oklahoma.Based on habitat descriptions
and presumed species distribution,it is the opinion of TEP that the proposed undertaking will
have no effect on the Puma (Puma concolor: all subsp.except coryi).
Summary of effects on federally listed threatened aquatic species due to similarity of
appearance:
American alligator (Alligator mississippiensis): According to the National Wildlife Federation,
American alligators can be found in the coastal wetlands of the U.S. Southeast, as far north as
North Carolina and as far west as eastern Texas. Their range extends down to southern Florida
and includes the Everglades. These reptiles are usually found in slow-moving freshwater rivers,
but also inhabit swamps, marshes, and lakes.Based on the habitat description and lack of aquatic
habitats within the vicinity of the APE, it is the opinion of TEP that the proposed undertaking will
have no effect on American alligator.
Summary of effects on federally listed threatened terrestrial species
Audubon's crested caracara (Polyborus plancus audubonii): According to the FWC, the crested
caracara inhabits wet prairies with cabbage palms. It may also be found in wooded areas with saw
palmetto, cypress, scrub oaks and pastures. This species is found throughout south-central Florida
and also occurs in Texas, Arkansas,Mexico, Cuba, and Panama.Based on the habitat description,
it appears no suitable habitat exists within or in the vicinity of the proposed action area.
Therefore,it is the opinion of TEP that the proposed undertaking will have no effect on
Audubon’s crested caracara,
Wood stork (Mycteria americana): According to Audubon, this species is typically found in
cypress swamps (nesting colonies), marshes, ponds, and lagoons. They typically forage in fresh
water, including shallow marshes,flooded farm fields, ponds,and ditches.They typically nest in
stands of tall cypress and sometimes in mangroves and dead trees in flooded impoundments.
9.A.3.f
Packet Pg. 462 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
500 E 84th Avenue,Ste. C10,Thornton, CO 80229 O) 303.566.9914
lmichel@tepgroup.net
Based on the habitat description,it appears no suitable habitat exists within or in the vicinity of
the proposed action area. Therefore,it is the opinion of TEP that the proposed undertaking will
have no effect on the wood stork.
Summary of effects on federally listed threatened aquatic species:
Loggerhead sea turtle (Caretta caretta):According to the Texas Department of Parks and
Wildlife (TPWD),Loggerheads are capable of living in a variety of environments, such as in
brackish waters of coastal lagoons, river mouths, and tropical and temperate waters above 50
degrees Fahrenheit.Based on the habitat description and lack of aquatic habitats within the
vicinity of the APE, it is the opinion of TEP that the proposed undertaking will have no effect on
loggerhead sea turtle.
Atlantic Sturgeon (gulf Subspecies)(Acipenser oxyrhynchus): According to the Florida Museum,
gulf sturgeons have a limited habitat,living in the Gulf of Mexico most of the time, and then
swimming up rivers to spawn.Based on the habitat description and lack of aquatic habitats within
the vicinity of the APE,it is the opinion of TEP that the proposed undertaking will have no effect
on gulf sturgeon.
Minimizing Impacts to Migratory Birds protected under the MBTA:
The following siting and construction details were implemented in an attempt to comply with the
recommendations of the Memorandum of Understanding, directed by the President of the U.S.
under the Executive Order 13186, for minimizing impacts to migratory birds protected under the
Migratory Bird Treaty Act and the USFWS Interim Guidelines for Recommendations on
Communications Tower Siting, Construction,Operation, and Decommissioning.The proposed
tower is less than 200-ft AGL and will not utilize guy wires, minimizing the impacts to migratory
birds.The tower will also not be located in a wetland or in an area with high incidence of fog
(e.g.,forested area, mountaintop, ridgeline, coastline).Additionally, with regards to the Bald
Eagle & Golden Eagle Protection Act,no active or abandoned nests were observed in the vicinity
of the proposed action area at the time of inspection.
We have enclosed a portion of the pertinent USGS 7.5-Minute Corkscrew SE, FL
Topographic Quadrangle, site plans, and site photographs.We request any comments you
may have regarding the proposed action’s potential effect on federal and state protected
species for the purpose of completing an FCC NEPA compliance checklist for the
proposed tower.Please provide any comments within 30 days of receipt of this letter.
Correspondence has also been sent to the U.S.Fish &Wildlife Service’s Florida Ecological
Field Services Office. If there are any questions or if further information is needed for the
processing of this request, please don’t hesitate to call. Thank you for your cooperation and
your assistance.
Sincerely,
9.A.3.f
Packet Pg. 463 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
500 E 84th Avenue,Ste. C10,Thornton, CO 80229 O) 303.566.9914
lmichel@tepgroup.net
Logan Michel
Western U.S.Environmental Manager
Tower Engineering Professionals, Inc.
9.A.3.f
Packet Pg. 464 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
ATTACHMENT 4
SECTION 106 – SHPO
9.A.3.f
Packet Pg. 465 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
RON DESANTIS
Governor
CORD BYRD
Secretary of State
Division of Historical Resources
R.A. Gray Building • 500 South Bronough Street• Tallahassee, Florida 32399
850.245.6300 • 850.245.6436 (Fax) • FLHeritage.com
Corissa Wittholt August 4, 2022
326 Tryon Road, Raleigh,
North Carolina, 27603
tcns@tepgroup.net
(919) 661-6351
RE: DHR Project File No.: 202204855, Received by DHR: July 21st, 2022
Project: Palmetto Ridge 2, NE 31st Avenue, Naples, Florida, 34120.
County: Collier
To Whom It May Concern,
Thank you for your transmittal regarding the above referenced project. The Florida State Historic
Preservation Officer reviewed the referenced project for possible effects on historic properties listed, or
eligible for listing, in the National Register of Historic Places. The review was conducted in accordance
with Section 106 of the National Historic Preservation Act of 1966, as amended, and its implementing
regulations in 36 CFR Part 800: Protection of Historic Properties.
Based on the information provided, it is the opinion of this office that the proposed project will have
NO EFFECT on historic properties listed, or eligible for listing, in the NRHP.
If you have any questions, please contact Dr. Kyra Lucas, Historic Preservationist II, by email at
kyra.lucas@dos.myflorida.com, or by telephone at 850.245.6339.
Sincerely,
Alissa Lotane
Director, Division of Historical Resources
& State Historic Preservation Officer
9.A.3.f
Packet Pg. 466 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Florida Master Site File / Div. of Historical Resources / R.A. Gray Bldg / 500 S Bronough St., Tallahassee, Florida 32399-0250 HR6E066R0319, effective 05/2016
Rule 1A-46.001, F.A.C. Phone 850.245.6440, Fax 850.245.6439, Email: SiteFile@dos.myflorida.com
Page 1
Ent D (FMSF only) __________ Survey Log Sheet Survey # (FMSF only) ___________
Florida Master Site File
Version 5.0 3/19
Consult Guide to the Survey Log Sheet for detailed instructions.
Manuscript Information
Survey Project (name and project phase)
Report Title (exactly as on title page)
Report Authors (as on title page) 1._______________________________ 3. _____________________________
2._______________________________ 4. _____________________________
Publication Year __________ Number of Pages in Report (do not include site forms) ___________
Publication Information (Give series, number in series, publisher and city. For article or chapter, cite page numbers. Use the style of American Antiquity.)
Supervisors of Fieldwork (even if same as author) Names _____________________________________________________
Affiliation of Fieldworkers: Organization _____________________________________ City ______________________
Key Words/Phrases (Don’t use county name, or common words like archaeology, structure, survey, architecture, etc.)
1.___________________ 3.___________________ 5. ___________________ 7.____________________
2.___________________ 4.___________________ 6. ___________________ 8.____________________
Survey Sponsors (corporation, government unit, organization, or person funding fieldwork)
Name. ____________________________________ Organization. ______________________________________
Address/Phone/E-mail. __________________________________________________________________________
Recorder of Log Sheet _________________________________________ Date Log Sheet Completed ___________
Is this survey or project a continuation of a previous project? q No q Yes: Previous survey #s (FMSF only) _______________
Project Area Mapping
Counties (select every county in which field survey was done; attach additional sheet if necessary)
1.___________________________ 3. ____________________________ 5. ___________________________
2.___________________________ 4. ____________________________ 6. ___________________________
USGS 1:24,000 Map Names/Year of Latest Revision (attach additional sheet if necessary)
1.Name ____________________________ Year_____4.Name _____________________________ Year_____
2.Name ____________________________ Year_____5.Name _____________________________ Year_____
3.Name ____________________________ Year_____6.Name _____________________________ Year_____
Field Dates and Project Area Description
Fieldwork Dates: Start __________ End __________ Total Area Surveyed (fill in one) ________hectares ________acres
Number of Distinct Tracts or Areas Surveyed _________
If Corridor (fill in one for each) Width: _______meters _______feet Length: _______kilometers _______miles
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Packet Pg. 467 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Florida Master Site File / Div. of Historical Resources / R.A. Gray Bldg / 500 S Bronough St., Tallahassee, Florida 32399-0250 HR6E066R0718, effective 05/2016
Rule 1A-46.001, F.A.C. Phone 850.245.6440, Fax 850.245.6439, Email: SiteFile@dos.myflorida.com
Page 2 Survey Log Sheet Survey #__________
Research and Field Methods
Types of Survey (select all that apply): archaeological architectural historical/archival underwater
damage assessment monitoring report other(describe):. _________________________
Scope/Intensity/Procedures
Preliminary Methods (select as many as apply to the project as a whole)
q Florida Archives (Gray Building)q library research- local public q local property or tax records q other historic maps q Florida Photo Archives (Gray Building) q library-special collection q newspaper files q soils maps or dataq Site File property search q Public Lands Survey (maps at DEP) q literature search q windshield surveyq Site File survey search q local informant(s)q Sanborn Insurance maps q aerial photography
q other (describe):. ______________________________________________________________________________
Archaeological Methods (select as many as apply to the project as a whole)
q Check here if NO archaeological methods were used.q surface collection, controlled q shovel test-other screen sizeq surface collection, uncontrolled q water screenq shovel test-1/4”screen q posthole testsq shovel test-1/8” screen q auger testsq shovel test 1/16”screen q coringq shovel test-unscreened q test excavation (at least 1x2 m)
q block excavation (at least 2x2 m) q soil resistivityq magnetometerq side scan sonarq ground penetrating radar (GPR)q LIDAR
q other (describe):. _______________________________________________________________________________
Historical/Architectural Methods (select as many as apply to the project as a whole)
q Check here if NO historical/architectural methods were used.q building permits q demolition permits q neighbor interview q subdivision mapsq commercial permits q occupant interview q tax recordsq interior documentation
q windshield surveyq local property records q occupation permits q unknown
q other (describe):. _______________________________________________________________________________
Survey Results
Resource Significance Evaluated? q Yes q No
Count of Previously Recorded Resources____________ Count of Newly Recorded Resources____________
List Previously Recorded Site ID#s with Site File Forms Completed (attach additional pages if necessary)
List Newly Recorded Site ID#s (attach additional pages if necessary)
Site Forms Used: q Site File Paper Forms q Site File PDF Forms
REQUIRED: Attach Map of Survey or Project Area Boundary
SHPO USE ONLY SHPO USE ONLY SHPO USE ONLY
Origin of Report: 872 Public Lands UW 1A32 # Academic Contract Avocational
Grant Project # Compliance Review: CRAT #
Type of Document: Archaeological Survey Historical/Architectural Survey Marine Survey Cell Tower CRAS Monitoring Report
Overview Excavation Report Multi-Site Excavation Report Structure Detailed Report Library, Hist. or Archival Doc
MPS MRA TG Other:
Document Destination: ______________________________ Plotability: ___________________________________________
LIDAR
other remote sensing
pedestrian survey
unknown
metal detector
other remote sensing
Desktop Analysis
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Packet Pg. 468 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Tower Engineering Professionals, Inc.
326 Tryon Road Raleigh, North Carolina 27603
(919) 661-6351 Fax (919) 661-6350
July 11, 2022
Florida Division of Historical Resources
R.A. Gray Building
500 South Bronough Street
Tallahassee, Florida 32399
Subject: Proposed 180-ft (184-ft with appurtenances) AGL self-support communications tower
Bridger Tower Corporation Site: Palmetto Ridge 2 (US-FL-5283)
FCC TCNS #250040, Date Filed: 6/3/2022
31st Ave NE
Naples, FL 61420
(Collier County)
To Whom it May Concern,
Attached herein is the FCC 620 Review Packet for the proposed Bridger Tower Corporation site identified as
Palmetto Ridge 2 (US-FL-5283). Tower Engineering Professionals, Inc. (TEP) is submitting the FCC Form 620
to the Florida Division of Historical Resources utilizing standard mail in order to satisfy the requirements of
Section 106 Review of the National Historic Preservation Act for the proposed tower site. Bridger Tower
Corporation proposes the construction of a 180-ft (184-ft with appurtenances) AGL self-support
communications tower facility to be located at 31st Ave NE, northeast of the City of Naples, in Collier County,
Florida. The proposed self-support tower is located on Collier County Parcel ID 40171120002 by the Collier
County Tax Assessor Office. It is the opinion of TEP that the proposed action will have no effect on historic
properties, and we request your concurrence with our findings. Please provide all correspondence to TEP at the
address stated below or via email to tcns@tepgroup.net.
Tower Engineering Professionals, Inc.
Attn: Corissa Wittholt
326 Tryon Road
Raleigh, NC 27603-3530
Sincerely,
Corissa Wittholt , MA, RPA
Cultural Resources Project Archaeologist
Tower Engineering Professionals, Inc.
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NT SUBMISSION PACKET – FCC FORM 620
Attachments
Attachment 1. Résumés/Vitae
See attached resumes Secretary of the Interior Qualified archaeologist Corissa Wittholt, and William Turner, Secretary of the
Interior Qualified Archaeologist and Architectural Historian.
Attachment 2. Additional Site Information
Tower Engineering Professionals, Inc. (TEP) is assisting Bridger Tower Corporation with the construction of a proposed 180-
ft (184-ft overall with appurtenances) AGL self-support communications tower, a proposed 100-ft x 100-ft tower compound
lease area containing a 50-ft x 50-ft fenced tower compound and a proposed gravel vehicle turnaround area, a proposed 20-ft
x ~100-ft access & utility easement, and a proposed 20-ft x ~450-ft access & utility easement. These areas are herein referred
to the direct area of potential effect (APE) total approximately 21,000-ft² (~0.48-acres).
The project area is generally flat. The proposed action area is located on a property which is occupied primarily by
agricultural land. The site is located in a portion of Collier County where the majority of the surrounding area is occupied by
low-density residential, forested, agricultural, and swamp land.
Attachment 3. Tribal and NHO Involvement
Tower Engineering Professionals filed the proposed facility with the FCC – Tower Construction Notification System (TCNS)
on 6/3/2022 and was assigned TCNS #250040. In addition, TEP personnel sent correspondence to all the applicable tribes on
7/11/2022.
Attachment 4. Local Government Involvement
TEP contacted the Collier County Planning Department and the City of Naples Planning Department on July 11, 2022 and
invited them to be consulting parties regarding the proposed tower site.
Attachment 5. Public Notice
TEP placed a Public Notice in the “Naples Daily News” newspaper that was advertised on June 16, 2022.
Attachment 6. Local Historical Societies
TEP contacted the Naples Historical Society and the Florida Historical Society on July 11, 2022 requesting any comments
they may have regarding the proposed undertaking within 30 days of receipt of the correspondence.
Attachment 7. Analyses of the APEs
a. The geographic area, scale and nature of the undertaking and subsequent effects of the proposed project were
analyzed to determine the APE for direct effects. The area of potential disturbance associated with the proposed
tower compound and access & utility easements, is anticipated to total approximately 21,000-ft² (~0.48-acres). See
attached Site Plan.
b. The geographic area, scale, and nature of the undertaking and subsequent effects of the proposed project were
analyzed to determine the APE for visual effects. Further, required background research and suggested standards in
the FCC NEPA were reviewed to determine the APE for visual effects for the proposed project. The FCC designated
APE for visual effects for towers below 200-ft is a 0.50-mile radius from the proposed tower centerline. The
determined APE for visual effects is currently primarily occupied by low-density residential, forested, agricultural,
and swamp land.
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Attachment 8. Historic Properties Identified in the APE for Visual Effects
a. No (0) historic properties eligible for listing in the National Register of Historic Places (NRHP) was identified
within the determined FCC 0.50-mile APE for visual effects.
b. As of 7/11/2022, TEP has not been made aware of any properties identified by comment in the determined APE for
visual effects.
c. No (0) listed or eligible properties that are no longer eligible were identified in the determined APE for visual effects
during the research completed on the Florida Master File Search.
Attachment 9. Historic Properties Identified in the APE for Direct Effects
a. No (0) property listed on or eligible for listing on the National Register of Historic Places was located within the
APE for direct effects.
b. N/A
c. TEP performed an archaeological investigation of the proposed tower compound and access & utility easements on
June 22, 2022. No (0) cultural materials or features were identified in the direct APE. The report has been included
for your review.
Attachment 10. Effects on Identified Properties
a. No Effect – No historic properties were identified in the visual or direct APEs.
b. None
c. N/A
Attachment 11. Photographs
a. See attached site photographs and attached Cultural Resources Report completed by TEP.
b. N/A
c. N/A
d. See attached aerial photograph
Attachment 12. Maps
a. See attached
b. See attached
c. See attached
d. See attached
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US-FL-5283 PALMETTO RIDGE 2 TOWER SITE
COLLIER COUNTY, FLORIDA
CULTURAL RESOURCES ASSESSMENT REPORT
6/22/2022
Signature of Principal Investigator Date
Prepared by: Corissa Wittholt, MA, RPA
Tower Engineering Professionals, Inc.
326 Tryon Road
Raleigh, NC 27603-3530
919-661-6351
cwittholt@tepgroup.net
Prepared for: Bridger Tower Corporation
1951 East 400th Road
LeCompton, KS 6605
(785 -764-6682)
Lead Agency: FCC
TCNS #250040
June 22, 2022
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Final Report
Table of Contents
MANAGEMENT SUMMARY .......................................................................................................................... iii
INTRODUCTION TO THE PROJECT ................................................................................................................. 1
ENVIRONMENTAL SETTING ........................................................................................................................... 6
Florida Master Site File Search Results/Previous Research .................................................................... 11
Florida Cultural Background ................................................................................................................... 11
FIELD METHODS/SURVEY RESULTS ............................................................................................................. 17
Evaluation of Direct Effects ..................................................................................................................... 17
SUMMARY AND RECOMMENDATIONS ....................................................................................................... 20
REFERENCES ................................................................................................................................................ 21
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MANAGEMENT SUMMARY
Tower Engineering Professionals, Inc. (TEP) is assisting Bridger Tower Corporation with the
construction of a proposed 180-ft AGL (184-ft AGL overall with appurtenances) self-support
communications tower. The proposed tower will be located at 31st Ave NE, northeast of the City
of Naples, in Collier County, Florida. This project is located on Collier County Parcel ID
#40171120002. Installation of the tower and telecommunication facility is regulated by the Federal
Communications Commission (FCC).
TEP conducted a cultural resources assessment of the project’s direct and visual effects to meet
the requirements of Section 106 of the National Historic Preservation Act (NHPA) and the Federal
Communications Commission (FCC) Nationwide Programmatic Agreement (NPA) of October 4,
2004. This letter report summarizes the results of TEP’s cultural resource assessment.
The assessment resulted in the identification of no (0) historic properties within the visual Area of
Potential Effect (APE). An archaeological investigation was conducted on June 22, 2022. No (0)
cultural resources were discovered within the Direct APE. No avoidance or further work is
recommended for the proposed project.
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INTRODUCTION TO THE PROJECT
Tower Engineering Professionals, Inc. (TEP) is assisting Bridger Tower Corporation with the
construction of a proposed 180-ft AGL (184-ft AGL overall with appurtenances) self-support
communications tower. The proposed tower will be located at 31st Ave NE, northeast of the City
of Naples, in Collier County, Florida. This project is located on Collier County Parcel ID
#40171120002. Installation of the tower and telecommunication facility is regulated by the Federal
Communications Commission (FCC) (Figures 1-2).
The proposed undertaking (Figure 3-4) consists of the aforementioned tower that will be located
within a 50-ft x 50-ft fenced tower compound within a 100-ft x 100-ft tower compound lease area
and will be accessed by a two (2) proposed 20-ft wide access & utility easements. The southern
proposed 20-ft wide access & utility easement will proceed north from a portion of 31th Avenue
NE for approximately 100-ft before reaching the 100-ft x 100-ft lease area and will contain a 12-
ft wide gravel access drive. The northern proposed access and utility easement will proceed east
from Everglades Blvd N for approximately360-ft before turning to proceed south for
approximately 90-ft before reaching the 100-ft x 100-ft lease area. These areas are herein referred
to as the direct area of potential effect (APE) and total approximately 21,000-ft² (~ 0.8-acres).
On June 21, 2022, William Turner, an SOI Qualified Archaeologist, requested a search of the
Florida Master Site File to determine if any historic properties are located within a 0.50-mi radius.
No (0) historic properties were identified within the visual or direct APE. An archaeological
assessment of the project’s direct effects was conducted on June 22, 2022 by SOI Qualified
Archaeologist Corissa Wittholt, to meet the requirements of Section 106 of the National Historic
Preservation Act (NHPA) and the Federal Communications Commission (FCC) Nationwide
Programmatic Agreement (NPA) of October 4, 2004. This document is being submitted in
compliance with the Federal Communications Nationwide Programmatic Agreement for Review
of Effects on Historic Properties for Certain Undertakings Approved by the Federal
Communications Commission (FCC 2004).
Also pursuant to the Nationwide PA (FCC 2004), the APE for visual effects is the geographic area
in which the undertaking has the potential to introduce visual elements that diminish or alter the
setting, including the landscape, where the setting is a character-defined feature of a historic
property that makes it eligible for listing on the National Register of Historic Places (National
Register). For towers under 200-ft tall, the FCC designated visual APE is a 0.50-mile radius from
the proposed tower centerline. No (0) historic properties were identified within the 0.50-mi search
radius/visual APE. No (0) previously recorded cultural resources were identified within the APE
for direct effects.
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Figure 1: Project Location (Corkscrew SE, FL USGS 7.5-Minute Topographic
Quadrangle).
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Figure 2: Aerial Photograph.
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ENVIRONMENTAL SETTING
According to the U.S. EPA Level III and IV Ecoregions Map, the proposed project is located
within the Southwestern Florida Flatwoods (75b) ecoregion of the Southern Coastal Plain (75)
region of Florida. The Southwestern Flatwoods include barrier islands, Gulf coastal flatlands, and
gently sloping coastal plain terraces at higher elevations. The elevations range from sea level to
150 feet. Much of the pine flatwoods and wet and dry grassland prairies have been converted to
extensive areas of pasture, rangeland, and young citrus groves. Coastal areas are rapidly
urbanizing. Lakes in this region range from slightly acidic to alkaline, but almost all are eutrophic
and have dark colored water. Some lakes at the higher elevations near the upland ridges have more
moderate levels of nutrients and color, similar to the Lake Wales Ridge Transition region (Griffith
et.al. 2002).
The South Atlantic Coastal Plain (75) ecoregion encompasses more than 23 million acres across
three states, including the southern portion of South Carolina, southeastern Georgia and
northeastern Florida. The ecoregion is bordered to the east by the Atlantic Ocean, and to the
northwest by the Fall Line (a geologically distinct zone corresponding to the interface between the
relatively flat coastal plain and the topographically varied Piedmont). It is bordered on the
northeast by the Mid-Atlantic Coastal Plain, on the west by the East Gulf Coastal Plain, on the
south by the Florida Peninsula and on the north by the Piedmont. Though changes in topography
may be slight, the South Atlantic Coastal Plain is extremely rich in both species’ diversity and
ecological community diversity. The many ecological systems found in the South Atlantic Coastal
Plain ecoregion range from fall-line sandhills to rolling longleaf pine uplands to wet pine
flatwoods; from small streams to large river systems to rich estuaries; from isolated depression
wetlands to Carolina bays to the Okefenokee Swamp. Other ecological systems in the ecoregion
include maritime forests on barrier islands, pitcher plant seepage bogs and Altamaha grit
(sandstone) outcrops (Griffith et.al. 2002).
The proposed project area is located on agricultural land (Figures 5- 12). The project area is
generally flat. The parent property is surrounded by low-density residential, sparsely forested,
agricultural, and swamp land. The closest water source is an unnamed manmade pond
approximately 0.21-mi northwest of the proposed project area.
According to the USDA Web Soil Survey of Collier County, FL, soil within the proposed lease
area is identified as Immokalee fine sand-Urban land complex, 0 to 2 percent slopes, (Table 1).
Immokalee fine-sand-Urban land complex is described as poorly drained, found on flatwoods on
marine terraces, and formed from sandy marine deposits. A typical profile for Immokalee fine sand-
Urban land complex, 0 to 2 percent slopes consists of fine sand from 0 to 80-inches.
Table 1: Project Area Soil
Soil Name Code Slope Drainage Location
Immokalee fine sand-Urban
land complex, 0 to 2 percent
slopes
117 0-2% Poorly drained flatwoods on marine terraces
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Figure 5: View north towards proposed tower centerline.
Figure 6: View east towards proposed tower centerline.
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Figure 7: View south towards proposed tower centerline.
Figure 8: View west towards proposed tower centerline.
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Figure 9: View south along the southern proposed access & utility easement.
Figure 10: View North along the northern proposed access & utility easement.
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Figure 11: View northwest along the northern proposed access & utility easement.
Figure 12: View north along the northern proposed access & utility easement.
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ARCHAEOLOGICAL AND CULTURAL BACKGROUND
Florida Master Site File Search Results/Previous Research
On June 21, 2022 William Turner, SOI Qualified Archaeologist, requested a search of the Florida
Master Site File to determine if any historic properties are located within a 0.50-mi radius. No (0)
historic properties were identified within the visual effects APE (Figure 13). No (0) eligible or
listed historic properties were identified within the direct APE.
Figure 13: Previously Recorded Cultural Resources (Florida Master Site File)
Florida Cultural Background
The region’s prehistory is divided into seven cultural periods: Paleoindian, Archaic, Pseudo-
Woodland, Mississippian, First Spanish Period, British Period, and the Second Spanish Period.
The prehistoric cultural chronology of Florida was developed based on the excavation and
stratified archaeological sites and was first compiled by Ripley P. Bullen and his wife Adelaide
Kendall Bullen (1952). Later archaeological studies, including John Goggin and Charles H.
Fairbanks. The prehistory of Florida spans a period of at least 12,000 years, during which time
native (Indian) cultures developed, flourished, and changed. Their technologies also changed, as
is readily evident in the varieties of such items as arrowheads (projectile points) and pottery
(Murphree, 2012).
Paleoindian Period – 12,000+ to 9,500 BCE
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Indigenous people entered what is the present-day state of Florida sometime between 11,000 and
13,000 years ago. They were representative of the Paleoindian cultural phase, nomadic hunters
traveling in small bands of mostly related families. Like other American Indians, they are thought
to descend from nomadic hunters who crossed the Bering Land Bridge perhaps as early as 35,000
years ago. These hunters are presumed to have followed caribou herds into the Americans,
trudging on after prey animals and never knowing that they were entering two joined continents
devoid of human habitation. Over thousands of years the descendants of these first immigrants
fanned out across both continents, eventually exploiting virtually every econiche presented, often
in quite marginal environments (Murphree, 2012)
The Florida peninsula at that time was much larger, with shores extending perhaps as much as
another 50-miles into the Atlantic Ocean and the Gulf of Mexico. The importance of this cannot
be overestimated. When considering the possibility of human habitation before the accepted date,
there is little in the way of artifact evidence. The possibility of habitable land later flooded by
rising ocean waters after 13,000 CE means that evidence of human settlement earlier than that date
cannot be dismissed, although it might be inaccessible (Murphree, 2012).
Archaic Period 9,500 BCE – 4,000 BCE
This shift to a more labor-intensive daily hunt for food necessitated some social changes as well.
Over time, fertile fishing grounds attracted semi-permanent settlements, as did reliable freshwater
sources. In fact, the rise of sea levels at the end of the last ice age led to the phenomenon of
sinkholes turning into wellsprings for new lakes and rivers. With freshwater in more abundance,
ecosystems changed, and more animal diversity attracted some shore dwellers to explore
settlement in the interior of the state. By about 5,000 years ago, aboriginal Floridians were
exploiting every econiche, fanning out across the region. While natural increase boosted their
populations, they still retained sparse settlement patterns, not overtaxing an area’s carrying
capacity (the number of people and animals that a given environment can tolerate without losing
species of plants of animals). They were learning to strike a balance with nature as it existed in
Florida (Murphree, 2012)
Pseudo-Woodland Period (1000 BCE – 1000 C.E)
Also, about 5,000 years ago, Florida’s now-indigenous people began to intervene in the life cycles
of native plants, increasing supplies by scaring off animals they competed with for the vegetation.
Although full-scale cultivation was only feasible in some parts of the state, when it developed it
tended towards the farming of maize (corn), with much smaller-scale agriculture based upon
legumes and cucurbits. By about 1,000 years ago, the harvests of maize in the north were so large
that storage buildings had to be constructed. Trade networks developed by which produce was
traded for fish and other meats, linking the farmers and the fishers throughout the state (Murphree,
2012).
The transitional period between the Woodland period and Mississippian periods in Florida have
been a longstanding interest for Southeastern archaeologists. This is particularly true on Florida’s
west-central Gulf Coast. The Weeden Island (8PI1), a Woodland era cultural center, and Safety
Harbor (8PI2), a Mississippian cultural complex, are linking chronologically but the transition
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remains obscure. The Bayshore Homes (8PI41) site complex temporally spans the period between
the Middle Woodland era and the Early Mississippian era. Originally, Bayshore Homes consisted
of a large, flat-topped, pyramid shaped mound with a ramp and two smaller mounds surrounded
by a horseshoe shaped midden paralleling the shore. The earliest occupation of Bayshore Homes
site is dated between A.D. 1450 and 565 and is associated with the Woodland period Manasota
culture (Austin and Mitchem 2014).
Mississippian Period
Although Florida never supported villages or towns as large and highly populated as the riverside
urban centers at Spiro, Cahokia, Moundville, and Ocmulgee, the role of religion was present in the
peninsula as well. The first of the three definitive traits of the Southeastern Ceremonial Complex
(SCC) found in Florida were ceremonial mounds. Archaeological excavations have uncovered
evidence of the building of temple mounds, artificially elevated domes of earth reserved for the
abode of the settlement’s leader, a kind of chief priest whose duties probably included civic as well
as ceremonial tasks. They would have been advised by select elders from the village who would
have helped him maintain intervillage trade. In large towns the chief and his council would have
also managed the deployment of warriors in times of conflict and the collection of tribute state
(Murphree, 2012).
The second hallmark trait of southeastern indigenous cultures was (and is) the use of a ceremonial
“Black Drink” in the same ways that other SCC peoples did. Ilex vomitoria, a drink made from
Yaupon Holly, served as a purgative, causing vomiting, diarrhea, and excessive urination. Since
the drink rapidly depleted the body of potassium, it could induce hallucinations and other physical
and mental symptoms translated as religious experience by believers. It was also used to purify
both body and spirit for some rites of passage and to prepare for war state (Murphree, 2012).
Third, and the reason for the alternate names for the SCC, was the importance attached to death,
the dead, and proper funerary customs. Burial mounds were present in some Florida sites when
excavated professionally, however, treasure hunters and farmers have significantly reduced the
state’s archaeological patrimony. What can be gleaned is that Florida’s indigenous people in the
late Mississippian phase attached similar ceremony to preparation of the dead and burial as did
their more northern counterparts (Murphree, 2012).
Some Mississippian-era sites, such as the River Styx site (8AL458) and Lake Jackson (8LE1) are
indicative of funerary customs within Florida. The River Styx site, in north-central Florida, was a
Middle Woodland ceremonial center that consisted of a low sand burial mound surrounded by a
100-m-long horseshoe-shaped earthen embankment. The site ostensibly marks the beginning of
year-round inhabitation of the region and the establishment of centralized villages. These first
permutant inhabitants seem to have been the founders of the distinctive Cades Pond archaeological
culture, which thrived among the extensive wetland environments of north-central Florida until
the 7th century (Wallis, Cordell, and Stoltman 2014).
Lake Jackson (8LE1) is located near Tallahassee, Florida and has long been considered to be a
frontier Mississippian center. This assertion is primarily based on elaborate burial goods recovered
during salvage excavating in the 1970s. lake Jackson has seven mounds, several of which have
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been damaged over the years by modern earthmoving and looting. The association of the site with
a wider Mississippian interaction network is primarily based off artifacts recovered from salvage
excavations of Mound 3. Lake Jackson likely arose concurrently with the development of Fort
Walton pottery tradition in northern Florida and southern Georgia. The population of Lake Jackson
were likely influenced by interregional interactions with other groups participating in
Mississippian practices. The Fort Walton period (A.D. 1000-1600) featured the return of sites with
large-scale monumental architecture. Lake Jackson and other Fort Walton mound centers were
abandoned by approximately A.D. 1450. Historical accounts from the early sixteenth century
Spanish incursions do not mention mound sites. Rather, they describe Apalachee villages
consisting of small, scattered households surrounded by trees and large cultivated fields. This
pattern is mirrored in the archaeological record (Seinfield, Bigman, Stauffer, and Nowak 2015).
First Spanish Period
On April 2, 1513, Spanish explorer Juan Ponce de Leon’s crew first sighted land on the Atlantic
shore of northern Florida. They had left Puerto Rico with three ships. There were three large Native
cultures in Florida at the time: the Timucua in northeast and central Florida, the Apalachee in the
Big Bend area, and the Calusa in South Florida. The Timucuas of 1513 were farmers of the sea
and literal maize farmers. They traded for foodstuffs among their villages, ensuring a balanced and
varied diet. They wore little clothing, in keeping with the hot humid climate, and adorned
themselves with elaborate tattoos and jewelry made from shells (Murphree, 2012).
The Spanish next discovered the Tequesta Indians, their settlements located near the southern half
of present-day Miami on the Biscayne Bay. With a marine hunter-gatherer culture still in place in
the early 1500s, the Tequestas had not grown to as large a population or as complex a social
structure as the inland Calusas. The Tequesta were at first guardedly friendly toward the Spanish
explorers, the Tequestas would suffer the same diseases-related population decline as other Florida
natives (Murphree, 2012).
Ponce de Leon’s expedition ventured on to the land of the Calusas. The Calusa reputation for
ferocity was well known by the conquistadores before they ventured west. The reputation was also
well deserved. These indigenous southwest and west-central peninsular Indians were the
descendants of the Caloosahatchee culture. Population estimates range from 20,000 to more than
50,000 at the time of contact. Adapted to a marine environment, they were hunter-gatherers who
relied heavily on the sea. Most of their utensils and weapons were fashioned from shell, wood, or
stone. Calusa resistance shortened the conquistadores’ first planned sojourn, and Ponce de Leon
forces fell back to familiar island territory. The Calusa would eventually fall to disease-related
population decline (Murphree, 2012).
The Apalachee Indians were organized into a stratified society, or a chiefdom. Occupying the
richest agricultural zone in Florida, the north-central region, the Apalachees prospered in large-
scale farming. When both Narvaez and de Soto came to the Apalachee homelands, they were met
with constant attacks. The sustained exposure to infectious disease, enslavement, and brutal
warfare that de Soto’s forces brought to the Florida Indians accelerated the loss of population
started with Ponce de Leon (Murphree, 2012).
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Indian Rebellion of 1656
In 1656 the Timucuas made their last stand, rebelling and attempting to turn back the Spanish. It
was far too late for that, as they soon came to realize. The rebellion put the Spanish on alert, and
with the continuing worry over the English and possible French encroachment, San Augustinians
demanded more permanent protection than was afforded by the wooden fort that had been burned
down numerous times. In 1672, African runaways and Timucua slaves began construction on the
coquina fort, Castillo de San Marcos. In 1702, British forces allied with Creek Confederacy
member tribes began a thrust into Florida to burn the Spanish missions. Within two years the
missions trail was in ruins, and the Spanish mission system in Florida died with it. So-called
Mission Indians had long been forced into affiliation with these missions. To a large extent Spain
abandoned Florida at that point. A formal handover of control would have to wait for six more
decades (Murphree, 2012).
British Period
Much of the British period in Florida was rife with the anticipation of rebellion from the colonies.
The British saw the Florida Indians as little threat in the early 18th century, being far more
concerned about the free blacks. However, it was refuge among the Indians that had first brought
these former slaves to La Florida, and the Indians continued to be an integrating force in helping
the runaways to acclimate. With relatively few indigenous Floridan’s left, this integrating function
was increasingly more often performed by the dissident Creeks, themselves refugees from the
Creek Confederacy. The Spanish had refereed to them as cimarrones, a term meaning “something
wild” in the sense of something fully a part of nature. In their Muscogean language, the
approximation of this was Siminoli, or Seminole (Murphree, 2012).
Siminolis
The enigma of the Seminoles is that they are not a genetically indigenous people, but they are
culturally indigenous. That is to say, what became a unique Seminole culture developed in Florida,
even if the people of that culture are descendants of tribes from father north. To the west in the
north-central part of the state, a group of refugee Indians from the colony of Georgia was settling
on a grassy flatland near present-day Gainesville. These were the people of the Alachia savanna,
a band of early Seminole headed by Ahaya, or Cowkeeper. They had left Georgia as the Oconees,
a name that locates their ancestral homeland near present-day Milledgeville. The Oconees lived
first along there that Ahaya grew to adulthood, becoming a headman in his mid-20s (Murphree,
2012).
Second Spanish Period
In 1783, Britain returned Florida to Spain. Although the Spanish were again in control of Florida,
they were left with a difficult gift to maintain. American victory over Britain had dropped Florida
back into Spanish control but the Spanish had no economic or administrative grounds to control
the newly returned colony (Murphree, 2012).
First Seminole War 1816-1818
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The internal conflict that had been sending refugee Creeks into Florida for decades came to a head
as a result of the War of 1812. Factions had developed in the Creek Confederacy that were known
as the White Sticks and the Red Sticks. White Sticks were in favor of peace with the Americans,
less out of true feelings of friendliness than out of abject fear. The Red Sticks were in favor of war
against the Americans, really a continuation of the War of 1812. Civil war erupted among the
Creeks in the Red Stick War (Creek Civil War) in 1813. There was actually a third faction among
the Creeks, perhaps best described as the No Sticks. They were Native Americans who neither
wanted to fight the Americans nor acculturate to their ways; they chose self-imposed exile. It was
this final wave of refugee Creeks that cemented the future of the Seminoles and Micosukees in
Florida. Andrew Jackson was in charge of American forces in the Red Stick War and contained
that role during the First Seminole War. The incursion was given cause to punish the Seminoles
for harboring runaways and actually gave Jackson the opportunity to force the hand of President
Madison (Murphree, 2012).
Second Seminole War 1835-1842
Guerrilla warfare was the Seminoles forte, and they would wage it for the next seven years across
the peninsula and parts of the panhandle. American troops were at a distinct disadvantage. The
Second Seminole War would become the costliest to date and would only be later eclipsed by the
Vietnam War. In the midst of the Second Seminole War a people hunted fled from one thicket to
another, from one swamp to another. Throughout 1839-1842 Seminoles and federal troops
skirmished, but it had become increasingly clear that there would be no definite victor. The
revolving door of command in Florida had now opened for Colonel Willian Jenkins Worth. His
troops drove the Seminoles who remained north of Lake Okeechobee to the south, consolidating
them in the Everglades. By the end of summer of 1842, hostilities had ceased informally, and
Congress passed an act to permit white settlement of the southern peninsula. Millions or dollars
had been spent, thousands of lives had been lost, and an untold amount of property had been
destroyed. Somewhere around 500 Seminoles were thought to be left in Florida, and the cost per
person for the removal of the others to Indian Territory had been immense. Florida no longer
beckoned to runaways as aa safe haven. Statehood came to Florida in 1845, and Florida quietly
assimilated into the other slave states of the South (Murphree, 2012).
Collier County
At the time of Spanish contact in the 16th century, southwest Florida, including Collier County,
was the domain of the Calusa, a complex, sedentary, ranked society. It was ruled by a paramount
chief, whose political alliances extended throughout much of southern and eastern Florida. The
Calusa were the most important group in south Florida in terms of population size, political
importance, and influence on neighboring tribes. They controlled the coast from Charlotte Harbor
south at least to the Ten Thousand Islands, but their influence extended throughout south Florida
in the form of relations of politics, marriage, and exchange. The paramount chief lived in the
capital town of Calos, believed to be near present day Fort Myers Beach. The Calusa chose a
sedentary lifestyle, which led to rapid population growth. They were thought to have based their
sedentary existence on highly productive fishing, not on horticulture (Marquardt 1986).
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The proposed tower site is approximately 8-mi northwest from the Big Cypress Swamp National
Preserve. This preserve is rich in history. Humans have made the Big Cypress Swamp their home
for almost 3,000 years. Within the wetland region of South Florida, people known as the “Glades
People” were living on the margins of the Big Cypress Swamp. They supplemented their economy
with food and other products from the swamp and coastal waters. Shell tools and weapons, along
with simple and sometimes decorated pottery have been found on many of the naturally elevated
“islands” in the swamp. There is no evidence of agriculture. Game, including white-tailed deer,
marsh rabbits, and all kinds of fish and reptiles were plentiful. Evidence from prehistoric trash
middens suggests both fish and reptiles made up the largest part of the Glades diet (Schwadron
2000).
FIELD METHODS/SURVEY RESULTS
Evaluation of Direct Effects
On June 22 Corissa Wittholt, of TEP, who meets the Secretary of the Interior’s Standards for
archaeology, conducted a Phase I survey of the APE for direct effects, spending four and half hours
in the field. A total of eighteen (18) shovel tests were conducted in the project area (Figure 17). A
pedestrian inspection was conducted within the project area. Thirteen (13) shovel tests were
conducted within the two proposed access and utility easements. Five (5) shovel tests were
excavated within the proposed tower compound lease area. Excavated shovel tests measured
approximately 50-cm x 50-cm and were excavated only ~60cm down due to inundation. Soils were
screened through ¼” hardwire mesh.
Soils were consistent throughout the project area (Figure 14). Subsoil was not reached, therefore
all shovel tests were terminated at approximately 60 cm below surface. A summary of the shovel
testing data is located in Appendix A. All shovel tests showed signed at inundation at 60 cm (~2-
ft). Shovel testing was stopped when water was reached as per archaeological standards. This
could indicate a possible wetland. Two trenches were observed in the direct APE. The trenches
were possibly constructed as a flood control measure. No significant artifacts, features, or other
signs of historic or prehistoric cultural activities were observed during the pedestrian inspection
and subsurface testing.
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Figure 14: Typical soil profile (STP #1).
Figure 15: Trench observed within a portion of the northern access & utility easement.
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Figure 16: Trench observed south of the 50’ x 50’ fenced compound.
Figure 17: Shovel Test Plan
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SUMMARY AND RECOMMENDATIONS
On June 22, 2022, TEP conducted a cultural resources investigation in accordance with Section
106 of the proposed a proposed 180-ft AGL (184-ft AGL overall with appurtenances) self-support
communications tower. The proposed tower will be located at 31st Ave NE, northeast of the City
of Naples, in Collier County, Florida. This project is located on Collier County Parcel ID
#40171120002. It is the opinion of TEP that there are no historic properties in the project APE.
However, Inundation was found at 60 cm (2-ft) in all shovel test pits tested. This could indicate a
possible wetland. If the boundary or location of the proposed tower site change, additional
archaeological investigations may be necessary, as determined in consultation with the SHPO per
the FCC Nationwide Programmatic Agreement. All field notes and documentation will be stored
at the Raleigh office of Tower Engineering Professionals, Inc.
In the event of an unanticipated find, including human remains, according to Chapter 872.05,
Florida Statutes, all activity that may disturb the unmarked human burial shall cease immediately,
and the district medical examiner shall be notified. Chapter 872, Florida Statutes, decrees that all
human burials and human skeletal remains be accorded equal treatment and respect based upon
common human dignity without reference to ethnic origin, cultural background or religious
affiliation.
Principal Investigator/SOI Qualified Archaeologist
Corissa Wittholt, MA RPA
Tower Engineering Professionals, Inc.
326 Tryon Road
Raleigh, NC 27603
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REFERENCES
Austin, Robert & Jeffrey M. Mitchem
2014 “CHRONOLOGY, SITE FORMATION, AND THE WOODLAND-MISSISSIPPIAN
TRANSITION AT BAYSHORE HOMES, FLORIDA” Southeastern Archaeology, 33:1,
68-86.
Fisher, Keith
2001 Hernandez Trail: Site Number BR1766. Carl Survey of St. Sebastian River SBP. Florida
Bureau of Archaeological Research.
Griffith, G.E., Omernik, J.M., Comstock, J.A., Schafale, M.P., McNab, W.H., Lenat,
D.R., MacPherson, T.F., Glover, J.B., and Shelburne, V.B.
2002 Ecoregions of Florida (color poster with map, descriptive text, summary tables, and
photographs): Reston, Virginia, U.S. Geological Survey (map scale 1:1,500,000).
Marquardt, William H.
1986 The Development of Cultural complexity in Southwest Florida: Elements of a Critique.
In Southeastern Archaeology, Vol. 5, No. 1 (Summer 1986), pp. 63-70. Taylor & Francis,
Ltd. On behalf of the Southeastern Archaeological Conference.
Murphree, Daniel and Cynthia R. Kasee
2012 Native America: A State-by-State Historical Encyclopedia, edited by Daniel S. Murphree,
ABC-CLIO, LLC, 2012. ProQuest Ebook Central,
http://ebookcentral.proquest.com/lib/ugalib/detail.action?docID=871455.
Natural Resources Conservation Services (NRCS)
2020 Collier County Soil Survey. http://websoilsurvey.nrcs.usda.gov/app/
Accessed June 20, 2022.
Neill J. Wallis, Ann S. Cordell & James B. Stoltman
2014 “FOUNDATIONS OF THE CADES POND CULTURE IN NORTH-CENTRAL
FLORIDA: THE RIVER STYX SITE (8AL458)” Southeastern Archaeology, 33:2, 168-
188
O’Sullivan, Becky
2014 Site Seeing: Paleoindians at the Harney Flats Site. Florida Public Archaeology Network
West Central. <http://www.flpublicarchaeology.org/blog/wcrc/2014/03/12/site-seeing-
paleoindians-at-the-harney-flats-site/>. Accessed June, 20, 2022.
Schwadron, Margo.
2000 Precolumbian People of Big Cypress. Big Cypress National Preserve Archaeological
Assessment. National Park Service.
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Appendix A
Shovel Test Results*
STP# Area Depth
(cmbs)
Color Description Comments
1 Tower Center 0-50
50-65
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
2 Northeast Corner
of Lease Area
0-45
45-68
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
3 Northwest Corner
of Lease Area
0-43
43-65
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
4 Southeast Corner
of Lease Area
0-39
39-50
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
5 Southwest Corner
Of the Lease Area
0-30
30-67
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
6 Access and Utility
Easement - 1
0-50
50-62
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
7 Access and Utility
Easement -1
0-50
50-63
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
8 Access and Utility
Easement -2
0-48
48-62
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
9 Access and Utility
Easement- 2
0-50
50-63
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
10 Access and Utility
Easement- 2
0-43
43-65
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
11 Access and Utility
Easement -2
0-50
50-65
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
12 Access and Utility
Easement- 2
0-45
45-66
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
13 Access and Utility
Easement -2
0-50
50-65
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
14 Access and Utility
Easement -2
0-52
52-62
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
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15 Access and Utility
Easement -2
0-48
48-65
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
16 Access and Utility
Easement -2
0-50
50-64
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
17 Access and Utility
Easement -2
0-50
50-63
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
18 Access and Utility
Easement -2
0-50
50-66
5YR 6/1 Gray
5 YR 8/1White
Fine sand
Fine sand
Negative
Inundation at
60 cm
** See Figure 17 for shovel test locations. All shovel tests measured approximately 50-cm x 50-cm
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Corissa Wittholt, M.A., RPA
Cultural Resources Project Archaeologist
EDUCATION______________________________________________________________________
Pontificia Universidad Catolica del Peru
Lima, Peru
Degree: Master of Arts (2015)
Major: Archaeology with specialty in Amer-Indian
Osteoarchaeology and Funerary Studies
Hendrix College
Conway, AR
Degree: Bachelor of Arts (2010)
Major: History
WORK_SUMMARY________________________________________________________________
Tower Engineering Professionals, Inc. Charlotte, NC (March 2022 – present)
-Cultural Resources Project Archaeologist
Completed Section 106 Compliance Surveys, archaeology and visual assessments and reports for Federal
Communication Commission projects throughout the U.S.
Conducted background research
Conducted artifact analysis and curation
Authored cultural resources management reports
Tribal and SHPO consultation for section 106 projects
Conducted fieldwork in various states and territories
Dynamic Environmental Associates, Remote (October 2021-Februrary
2022) - Senior Archaeologist/ Principal Investigator
Complete Section 106 Compliance reports for Federal Communication Commission projects throughout
the U.S.
Architectural Historian review for Section 106
Completed background research
Dealt directly with telecommunications clients
Reviewed work of staff archaeologists and signed off on forms
Terracon, Columbia, SC (February 2021-August 2021)
-Staff Archaeologist/ Field Director
Conduct artifact analysis and curation
Author cultural resources management reports
Field Director: Conduct fieldwork in various states and territories (Phases I-III)
Telecommunications Fieldwork
Rescom Environmental Corp, Little Rock, AR (January 2017-February 2021)
- On-Call Project Archaeologist
On-Call Project Archaeologist for AR, LA, MS, MO, TN
Fieldwork for Phase I-II
Authored Cultural Resource Reports
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6/3/22, 1:28 PM Tower Construction Notification
https://wireless2.fcc.gov/TribalHistoricNotification/asrConfirmation.htm 1/1
FCC Home | Search | Updates | E-Filing | Initiatives | For Consumers | Find People
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Logged In: (Log Out) Section 106
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Notifications Home
Your Notification has been successfully submitted to the FCC. The date for this Notification is 06/03/2022. Your Notification ID number is 250040. Please make a note of
this Notification ID — print out this page for your records. A confirmation of this submitted notification will also be emailed to the email address specified in your
notification.
This system is intended to facilitate consultation under Section 106 of the National Historic Preservation Act by providing early notification of proposed construction to
Tribes and State Historic Preservation officers. This system is not to be used in place of Section 106 consultation, and use of this notification system in itself does not
satisfy parties' obligations with respect to historic preservation review under the Commission's rules.
Please note: the submission of this notification is NOT to be considered a submission for Antenna Structure Registration.
Tower Structures that require antenna structure registration based on FCC Rules 47 C.F.R. Part 17 must complete FCC Form 854 after FAA clearance is
obtained.
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326 Tryon Road, Raleigh, NC 27603-3530 O) (919) 661-6351 F) (919) 661-6350
tcns@tepgroup.net
July 11, 2022
Subject: Proposed 180-ft (184-ft with appurtenances) AGL self-support communications tower
Bridger Tower Corporation Site: Palmetto Ridge 2 (US-FL-5283)
FCC TCNS #250040, Date Filed: 6/3/2022
31st Ave NE
Naples, FL 61420
(Collier County)
To Whom It May Concern:
Tower Engineering Professionals, Inc. has been contracted by Bridger Tower Corporation to complete a NEPA Checklist (FCC
Compliance Audit) for the aforementioned proposed 180-ft (184-ft with appurtenances) AGL self-support communications
tower. The proposed undertaking consists of the aforementioned tower which will be located within a proposed 100-ft x 100-
ft tower compound lease area containing a 50-ft x 50-ft fenced tower compound and a proposed gravel vehicle turnaround area,
a proposed 20-ft x ~100-ft access & utility easement, and a proposed 20-ft x ~450-ft access & utility easement. These areas are
herein referred to the direct area of potential effect (APE) total approximately 21,000-ft² (~0.48-acres). The proposed project
area is to be located at 31st Ave NE, northeast of the City of Naples, in Collier County, Florida. The proposed self-support
tower is located on Collier County Parcel ID 40171120002 by the Collier County Tax Assessor Office. The proposed project
area is located within agricultural land. The project area is generally flat. The project area is generally surrounded by low-
density residential, forested, agricultural, and swamp land.
The 1-A coordinates of the self-support communications tower location are as follows:
Latitude: N 26° 17’ 22.00” (NAD 83)
Longitude: W 81° 32’ 38.24” (NAD 83)
On June 21, 2022, TEP’s SOI Qualified Archaeologist William Turner requested a search of the Florida Master Site File to
determine if any historic properties were within the visual APE. The FCC designated APE for visual effects for towers under
200-ft tall is a 0.50-mile radius from the proposed tower centerline. No (0) historic properties were identified within the visual
or direct APEs. Additionally, an archaeological assessment of the project’s direct effects was conducted by TEP’s SOI Qualified
Archaeologist Corissa Wittholt on June 22, 2022, to meet the requirements of Section 106 of the National Historic Preservation
Act (NHPA) and the Federal Communications Commission (FCC) Nationwide Programmatic Agreement (NPA) of October 4,
2004. The survey resulted in the identification of no (0) archaeological artifacts or sites. Based on the results of the direct
assessment and background research completed by TEP on June 21, 2022, and June 22, 2022, we recommend that the project
will have no effect on historic properties.
It is the position of TEP that the proposed tower site does not appear to pose a threat to Native American sites of religious or
cultural significance; however, we are requesting confirmation of our findings. The FCC Form 620 and attachments have been
included for your review. If there are any questions, please do not hesitate to call. Thank you for your assistance and
cooperation.
Sincerely,
Corissa Wittholt, M.A., RPA
Cultural Resources Project Archaeologist
Tower Engineering Professionals, Inc.
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500 E. 84th Ave., Suite C10, Thornton, CO 80229 O) (303) 566-9929 F) (919) 661-6350
tcns@tepgroup.net
July 11, 2022
City of Naples Planning Department
295 Riverside Circle
Naples, FL 34102
Subject: Proposed 180-ft (184-ft with appurtenances) AGL self-support communications tower
Bridger Tower Corporation Site: Palmetto Ridge 2 (US-FL-5283)
FCC TCNS #250040, Date Filed: 6/3/2022
31st Ave NE
Naples, FL 61420
(Collier County)
To Whom It May Concern:
Tower Engineering Professionals, Inc., (TEP) is assisting Bridger Tower Corporation to complete a NEPA Checklist (FCC
Compliance Act) for a proposed 180-ft AGL (184-ft AGL with appurtenances) self-support telecommunications tower and its
associated telecommunications tower compound facility to be located at 31st Ave NE, east of a portion of Everglades Blvd N,
south of a portion of 33rd Ave NE, in the eastern portion of the City of Naples, within Collier County, Florida (Parcel No.
40171120002). Please find enclosed for your review documents that describe this project, including a USGS Quadrangle
map, descriptive project or site plan, and an aerial photograph of the proposed telecommunications tower site.
Bridger Tower Corporation is reaching out to invite you to participate and provide input in the federally mandated review of
the potential effects the proposed facility could have on historic properties. This review is conducted by Bridger Tower
Corporation under the oversight of the FCC and includes input from interested federally recognized Tribes, and the public.
The focus of this review is twofold: (1) whether or not any historic properties may exist in the area of this project; and (2) if
so, whether the project may cause any effects to such properties.
If you wish to participate in this historic review process, you are entitled to be a consulting party as envisioned by the
National Historic Preservation Act. As a consulting party, you would be provided with copies of all documents and
submissions made to the Florida SHPO, be notified of developments in historic review process, be entitled to consult and
comment on the identification of historic properties in the designated area of potential effects (“APE”), provide input on any
potential effects to historic properties, and the resolution of any adverse effects. Your participation would bring an additional
perspective to the process.
Please respond no later than August 10, 2022: 1) whether you wish to become a consulting party or if you do not wish to
become a consulting party. If you chose not to become a consulting party, your comments are still welcome and should be
provided by August 10, 2022. In addition, please feel free to reach out if you have any questions or would like further
information about this particular project or historic review process.
Thank you in advance for your consideration of this request and your attention to this matter.
Sincerely,
Corissa Wittholt , MA, RPA
Cultural Resources Project Archaeologist
Tower Engineering Professionals, Inc.
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500 E. 84th Ave., Suite C10, Thornton, CO 80229 O) (303) 566-9929 F) (919) 661-6350
tcns@tepgroup.net
July 11, 2022
Mr. Timothy Finn, AICP
Principal Planner
2800 North Horseshoe Drive North
Naples, FL 34104
Subject: Proposed 180-ft (184-ft with appurtenances) AGL self-support communications tower
Bridger Tower Corporation Site: Palmetto Ridge 2 (US-FL-5283)
FCC TCNS #250040, Date Filed: 6/3/2022
31st Ave NE
Naples, FL 61420
(Collier County)
To Whom It May Concern:
Tower Engineering Professionals, Inc., (TEP) is assisting Bridger Tower Corporation to complete a NEPA Checklist (FCC
Compliance Act) for a proposed 180-ft AGL (184-ft AGL with appurtenances) self-support telecommunications tower and its
associated telecommunications tower compound facility to be located at 31st Ave NE, east of a portion of Everglades Blvd N,
south of a portion of 33rd Ave NE, in the eastern portion of the City of Naples, within Collier County, Florida (Parcel No.
40171120002). Please find enclosed for your review documents that describe this project, including a USGS Quadrangle
map, descriptive project or site plan, and an aerial photograph of the proposed telecommunications tower site.
Bridger Tower Corporation is reaching out to invite you to participate and provide input in the federally mandated review of
the potential effects the proposed facility could have on historic properties. This review is conducted by Bridger Tower
Corporation under the oversight of the FCC and includes input from interested federally recognized Tribes, and the public.
The focus of this review is twofold: (1) whether or not any historic properties may exist in the area of this project; and (2) if
so, whether the project may cause any effects to such properties.
If you wish to participate in this historic review process, you are entitled to be a consulting party as envisioned by the
National Historic Preservation Act. As a consulting party, you would be provided with copies of all documents and
submissions made to the Florida SHPO, be notified of developments in historic review process, be entitled to consult and
comment on the identification of historic properties in the designated area of potential effects (“APE”), provide input on any
potential effects to historic properties, and the resolution of any adverse effects. Your participation would bring an additional
perspective to the process.
Please respond no later than August 10, 2022: 1) whether you wish to become a consulting party or if you do not wish to
become a consulting party. If you chose not to become a consulting party, your comments are still welcome and should be
provided by August 10, 2022. In addition, please feel free to reach out if you have any questions or would like further
information about this particular project or historic review process.
Thank you in advance for your consideration of this request and your attention to this matter.
Sincerely,
Corissa Wittholt , MA, RPA
Cultural Resources Project Archaeologist
Tower Engineering Professionals, Inc.
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500 E. 84th Ave., Suite C10, Thornton, CO 80229 O) (303) 566-9929 F) (919) 661-6350
tcns@tepgroup.net
July 11, 2022
Florida Historical Society
435 Brevard Avenue
Cocoa, FL 32922
Subject: Proposed 180-ft (184-ft with appurtenances) AGL self-support communications tower
Bridger Tower Corporation Site: Palmetto Ridge 2 (US-FL-5283)
FCC TCNS #250040, Date Filed: 6/3/2022
31st Ave NE
Naples, FL 61420
(Collier County)
To Whom It May Concern:
Tower Engineering Professionals, Inc., (TEP) is assisting Bridger Tower Corporation to complete a NEPA Checklist (FCC
Compliance Act) for a proposed 180-ft AGL (184-ft AGL with appurtenances) self-support telecommunications tower and its
associated telecommunications tower compound facility to be located at 31st Ave NE, east of a portion of Everglades Blvd N,
south of a portion of 33rd Ave NE, in the eastern portion of the City of Naples, within Collier County, Florida (Parcel No.
40171120002). Please find enclosed for your review documents that describe this project, including a USGS Quadrangle
map, descriptive project or site plan, and an aerial photograph of the proposed telecommunications tower site.
Bridger Tower Corporation is reaching out to invite you to participate and provide input in the federally mandated review of
the potential effects the proposed facility could have on historic properties. This review is conducted by Bridger Tower
Corporation under the oversight of the FCC and includes input from interested federally recognized Tribes, and the public.
The focus of this review is twofold: (1) whether or not any historic properties may exist in the area of this project; and (2) if
so, whether the project may cause any effects to such properties.
If you wish to participate in this historic review process, you are entitled to be a consulting party as envisioned by the
National Historic Preservation Act. As a consulting party, you would be provided with copies of all documents and
submissions made to the Florida SHPO, be notified of developments in historic review process, be entitled to consult and
comment on the identification of historic properties in the designated area of potential effects (“APE”), provide input on any
potential effects to historic properties, and the resolution of any adverse effects. Your participation would bring an additional
perspective to the process.
Please respond no later than August 10, 2022: 1) whether you wish to become a consulting party or if you do not wish to
become a consulting party. If you chose not to become a consulting party, your comments are still welcome and should be
provided by August 10, 2022. In addition, please feel free to reach out if you have any questions or would like further
information about this particular project or historic review process.
Thank you in advance for your consideration of this request and your attention to this matter.
Sincerely,
Corissa Wittholt , MA, RPA
Cultural Resources Project Archaeologist
Tower Engineering Professionals, Inc.
9.A.3.f
Packet Pg. 524 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
500 E. 84th Ave., Suite C10, Thornton, CO 80229 O) (303) 566-9929 F) (919) 661-6350
tcns@tepgroup.net
July 11, 2022
Naples Historical Society
P.O. Box 201
Naples, FL 34106
Subject: Proposed 180-ft (184-ft with appurtenances) AGL self-support communications tower
Bridger Tower Corporation Site: Palmetto Ridge 2 (US-FL-5283)
FCC TCNS #250040, Date Filed: 6/3/2022
31st Ave NE
Naples, FL 61420
(Collier County)
To Whom It May Concern:
Tower Engineering Professionals, Inc., (TEP) is assisting Bridger Tower Corporation to complete a NEPA Checklist (FCC
Compliance Act) for a proposed 180-ft AGL (184-ft AGL with appurtenances) self-support telecommunications tower and its
associated telecommunications tower compound facility to be located at 31st Ave NE, east of a portion of Everglades Blvd N,
south of a portion of 33rd Ave NE, in the eastern portion of the City of Naples, within Collier County, Florida (Parcel No.
40171120002). Please find enclosed for your review documents that describe this project, including a USGS Quadrangle
map, descriptive project or site plan, and an aerial photograph of the proposed telecommunications tower site.
Bridger Tower Corporation is reaching out to invite you to participate and provide input in the federally mandated review of
the potential effects the proposed facility could have on historic properties. This review is conducted by Bridger Tower
Corporation under the oversight of the FCC and includes input from interested federally recognized Tribes, and the public.
The focus of this review is twofold: (1) whether or not any historic properties may exist in the area of this project; and (2) if
so, whether the project may cause any effects to such properties.
If you wish to participate in this historic review process, you are entitled to be a consulting party as envisioned by the
National Historic Preservation Act. As a consulting party, you would be provided with copies of all documents and
submissions made to the Florida SHPO, be notified of developments in historic review process, be entitled to consult and
comment on the identification of historic properties in the designated area of potential effects (“APE”), provide input on any
potential effects to historic properties, and the resolution of any adverse effects. Your participation would bring an additional
perspective to the process.
Please respond no later than August 10, 2022: 1) whether you wish to become a consulting party or if you do not wish to
become a consulting party. If you chose not to become a consulting party, your comments are still welcome and should be
provided by August 10, 2022. In addition, please feel free to reach out if you have any questions or would like further
information about this particular project or historic review process.
Thank you in advance for your consideration of this request and your attention to this matter.
Sincerely,
Corissa Wittholt , MA, RPA
Cultural Resources Project Archaeologist
Tower Engineering Professionals, Inc.
9.A.3.f
Packet Pg. 525 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
7/14/22, 4:29 PM Tower Engineering Professionals Mail - Invitation to Comment on TCNS #250040
https://mail.google.com/mail/u/0/?ik=fc236889c4&view=pt&search=all&permthid=thread-a%3Ar7449563360467079526&simpl=msg-a%3Ar-57474067…1/1
TEP-TCNS inbox <tcns@tepgroup.net>
Invitation to Comment on TCNS #250040
2 messages
TEP-TCNS inbox <tcns@tepgroup.net>Mon, Jul 11, 2022 at 2:06 PM
To: timothy.finn@colliercountyfl.gov
Good afternoon,
Please find attached a review packet for a proposed telecommunications project to be located in Collier County, FL.
Please provide any comments within thirty (30) days and feel free to reach out with any questions about the site or the
project. Thank you in advance for your time and consideration.
PLEASE NOTE THAT THIS IS NOT A ZONING OR PERMIT APPLICATION. ANY SUCH REQUIRED PROCESSES
WILL BE HANDLED AT ANOTHER TIME BY OTHERS, IF APPLICABLE.
--
Best,
Tower Engineering Professionals: Environmental Division
Tower Engineering Professionals, Inc. (www.tepgroup.net)
Bridger Tower_Palmetto Ridge 2_City of Naples Packet_7.11.2022.pdf
9293K
FinnTimothy <Timothy.Finn@colliercountyfl.gov>Tue, Jul 12, 2022 at 7:22 AM
To: TEP-TCNS inbox <tcns@tepgroup.net>
Hello,
Based on our GIS Historical Probability Maps there are no Historical Structures , Historical Districts,
Historical/Archaeological Probability Areas, or Archaeological Sites on the area proposed for the telecommunications
project.
From: cbeam@tepgroup.net <cbeam@tepgroup.net> On Behalf Of TEP-TCNS inbox
Sent: Monday, July 11, 2022 4:07 PM
To: FinnTimothy <Timothy.Finn@colliercountyfl.gov>
Subject: Invitation to Comment on TCNS #250040
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.
9.A.3.f
Packet Pg. 526 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
LOCATION MAPNDRIVING DIRECTIONSCONTACT INFORMATIONINDEX OF SHEETSSHEETDESCRIPTIONT-121-A COORDINATES 31ST AVE NE,NAPLES, FL 34120(COLLIER COUNTY)SITE NAME:US-FL-5283PALMETTO RIDGE 2PL20210000117258947.485251PROJECT INFORMATIONSITE NAME:PROJECT DESCRIPTION:TOWER TYPE:SITE ADDRESS:(E911 ADDRESS TBD)184' SELF-SUPPORT TOWERUS-FL-5283 PALMETTORIDGE 2AREA OF CONSTRUCTION:ZONING:PARCEL #:10,000 ± SQ. FT.TOWER OWNER:BRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050DEREK DYE, PRESIDENT(785) 764-6682SITE APPLICANT:PROPERTY OWNER:CIVIL ENGINEER:ELECTRICAL ENGINEER:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:W 81° 32' 39.23" (NAD '83)N 26° 17' 21.52" (NAD '83)LATITUDELONGITUDEGROUND ELEVATION = 6,382.68' (NAVD '88)40171120002PROPOSED TELECOMMUNICATIONS FACILITYTOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050DEREK DYE(785) 764-6682CODE COMPLIANCEALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED INACCORDANCE WITH THE CURRENT EDITIONS OF THE FOLLOWING CODESAS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESEPLANS IS TO BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO THELATEST EDITIONS OF THE FOLLOWING:1.INTERNATIONAL BUILDING CODE(2018 EDITION)2.INTERNATIONAL CODE COUNCIL3.ANSI/TIA/EIA-222-H4.NATIONAL ELECTRIC CODE(2017 EDITION)5.CITY/COUNTY ORDINANCES6.IBC 2020 WINDZONE CODECALL FOR UNDERGROUNDUTILITIES PRIOR TO DIGGING(800) 424-5555EMERGENCY:CALL 911UTILITIES:POWER COMPANY:ADDRESS:CONTACT:PHONE:TELEPHONE COMPANY:CONTACT:PHONE:TBDFLORIDA POWER & LIGHT CO751 39TH AVE NE, NAPLES, FL34120CUSTOMER SERVICE(239) 262-1322001-14-21ZONINGJFMNMCREVPROJECT DESCRIPTION & NOTESCONSTRUCTION OF A TELECOMMUNICATION FACILITY, CONSISTING OF ANTENNAS& ASSOCIATED APPURTENANCES ON A PROPOSED SELF-SUPPORT TOWER,FENCED COMPOUND & SERVICE EQUIPMENT FOR FUTURE CARRIERS. NO WATEROR SEWER IS REQUIRED.1.FACILITY DESIGNED IN ACCORDANCE W/ COLLIER COUNTY REGULATIONS.2. THIS IS AN UNMANNED FACILITY WHICH WILL NOT REQUIRE ANY WATER ORSEWER FACILITIES.3. TRAFFIC WILL CONSIST ONLY OF MAINTENANCE PERSONNEL, VISITING THE SITEAPPROXIMATELY TWICE A MONTH.DRIVING SOUTH ON I-75 TAKE EXIT 111 TO IMMOKALEE RD. STAY IMMOKALEE RD FOR13.2 MILES. TURN RIGHT ONTO RANDALL BLVD AND STAY ON FOR 3.4 MILES. TURNLEFT ONTO EVERGLADES BLVD. THEN TURN RIGHT ONTO 31ST AVE NE. THEN THESITE WILL BE ON THE LEFT HAND SIDE OF THE ROAD.E - ESTATES ZONING JURISDICTION:COLLIER COUNTYLEGAL DESCRIPTION:GOLDEN GATE EST UNIT 68TR 15 OR 1591 PG 55931ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)REALTOR FOR TALBOT FOREST VIEW PROPERTIES, LLC8955 FONTANA DEL SOL WAYNAPLES, FL 34109BILL DUFFY(239) 641-7634SITESURVEYORNAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:TOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603GRAYSON PHILLIPS(919) 661-6351BRIDGER TOWER CORPORATIONT1TITLE SHEETZ1WELL FIELD LOCATION222Z2PROPOSED TOWER LOCATIONSIGNAGEZ82LANDSCAPING PLANZ92DO NOT USE FORC
O
N
S
T
R
U
C
T
I
O
NPRELIMINARYTOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603GRAHAM M. ANDRES, PE(919) 661-6351TOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603GRAHAM M. ANDRES, P.E.(919) 661-6351112-19-21ZONING203-29-22ZONINGNAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:LAW OFFICE:AGENT OF RECORDAERIAL2Z3EXTENDED SITE PLAN2Z4COMPOUND DETAIL2Z5TOWER ELEVATION2Z6FENCE DETAILS2Z79.A.3.fPacket Pg. 527Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-1PROPOSED TOWERLOCATIONJFMNMCPROPOSED TOWER LOCATION9.A.3.fPacket Pg. 528Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-2WELL FIELD OVERLAYJFMNMCWELL FIELD OVERLAY9.A.3.fPacket Pg. 529Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-3AERIALJFMNMCAERIAL9.A.3.fPacket Pg. 530Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
31ST AVE. NE001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-4EXTENDEDSITE PLANJFMNMCLEGENDNOTES:TOWER SETBACKSSITE PLANEVERGLADES BLVD. N
9.A.3.fPacket Pg. 531Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGJFMNMCZ-5COMPOUND DETAILCOMPOUNDDETAIL9.A.3.fPacket Pg. 532Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
TOWER NOTES:001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGTOWER ELEVATIONZ-6TOWER ELEVATIONJFMNMC9.A.3.fPacket Pg. 533Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONING NMCZ-7GATE STOP / KEEPER DETAILFENCEDETAILSTYPICAL FENCE ELEVATIONFENCE / BARBED WIRE ARM DETAILJFMGROUNDING AT GATE POSTGATE DETENT DETAILNOTE:9.A.3.fPacket Pg. 534Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-8PROPOSED SIGNAGEJFMNMCPROPOSED SIGNAGENOTICERadio frequency fields beyondthis point may exceed the FCCgeneral public exposure limit. Obey all posted signs and site guidelinesfor working in radio frequencyenvironments.SITE NAME:SITE NUMBER:FCC TOWER ID:Owned by: BRIDGER TOWER CORPORATIONTelephone: 785 - 764 - 6682NO TRESPASSINGPALMETTO RIDGE 2US-FL-5283US-FL-52839.A.3.fPacket Pg. 535Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
GENERAL LANDSCAPING NOTESTREE DETAILSTREE PLANTING NOTES:ITEMQTY.COMMON NAMEBOTANICAL NAMEREMARKSTREESSPACINGPLANTING SCHEDULETAXODIUM DISTICHUMHEIGHTREQ.SPREAD/CALIPERMULCH-SHRUBS-001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGC-9LANDSCAPINGPLANLANDSCAPING PLANKESNMC9.A.3.fPacket Pg. 536Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
1108
16859
16859
20017
26985
27371Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User
Community
9.A.3.f
Packet Pg. 537 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 538 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
SITE PHOTOGRAPHS
Figure 1: View north towards proposed tower centerline.
Figure 2: View east towards proposed tower centerline.
9.A.3.f
Packet Pg. 539 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Figure 3: View south towards proposed tower centerline.
Figure 4: View west towards proposed tower centerline.
9.A.3.f
Packet Pg. 540 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Figure 5: View south along the southern proposed access & utility easement.
Figure 6: View North along the northern proposed access & utility easement.
9.A.3.f
Packet Pg. 541 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Figure 7: View northwest along the northern proposed access & utility easement.
Figure 8: View north along the northern proposed access & utility easement.
9.A.3.f
Packet Pg. 542 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 543 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
ATTACHMENT 5
SECTION 106 – INDIAN RELIGIOUS SITES
9.A.3.f
Packet Pg. 544 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Client: Bridger Tower Corporation
Site Name: Palmetto Ridge 2 (US-FL-5283)
TCNS# 250040
Date Filed: 06/03/2022
Date Notified by TCNS: 06/10/2022
Tribe/Nation Date Tribes Notified by TCNS Response Date FCC Form 620 Sent Date Concurrence/Response Received FCC Referral Date Additional Comments
Miccosukee Tribe of Indians of Florida 6/10/2022 If applicant/tower builder receives no response
from the Miccosukee Tribe of Indians of Florida
within 30 days after notification through TCNS,
the Miccosukee Tribe has no intereset in
participating in pre-construction review of the
proposed site.
N/A N/A N/A No response by 07/10/2022; pre-
construction obligations are discharged
and project may proceed.
Seminole Tribe of Florida 6/10/2022 No procedures listed in NOO.7/11/2022 N/A 08/18/2022, 15 days to
respond if interested
No response by 09/03/2022; pre-
construction obligations are discharged
and project may proceed.
Seminole Nation of Oklahoma 6/10/2022 If applicant/tower builder receives no response
from the Seminole Nation of Oklahoma within 30
days after notification through TCNS, the
Seminole Nation of Oklahoma has no intereset in
participating in pre-construction review of the
proposed site.
N/A N/A N/A No response by 07/10/2022; pre-
construction obligations are discharged
and project may proceed.
Muscogee (Creek) Nation 6/10/2022 No procedures listed in NOO.7/11/2022 8/3/2022 N/A Concurrence received.
Eastern Shawnee Tribe of Oklahoma 6/10/2022 Send information via standard mail.7/11/2022 6/18/2022 N/A No Adverse Effect finding received.
Thlopthlocco Tribal Town 6/10/2022 Send information via electronic mail.7/11/2022 N/A 08/18/2022, 15 days to
respond if interested
No response by 09/03/2022; pre-
construction obligations are discharged
and project may proceed.
Local Gov't / Historic Preservation
Collier County Planning Department Mailed and emailed review packet on
07/11/2022
07/12/2022 - no historic properties, historic districts, or archaeological sites
identified within the APE.
City of Naples Planning Department Mailed and emailed review packet on
07/11/2022
No response within 30-day review request
timeframe
Naples Historical Society Mailed and emailed review packet on
07/11/2022
No response within 30-day review request
timeframe
Florida Historical Society Mailed and emailed review packet on
07/11/2022
No response within 30-day review request
timeframe
9.A.3.f
Packet Pg. 545 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
6/3/22, 1:28 PM Tower Construction Notification
https://wireless2.fcc.gov/TribalHistoricNotification/asrConfirmation.htm 1/1
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Your Notification has been successfully submitted to the FCC. The date for this Notification is 06/03/2022. Your Notification ID number is 250040. Please make a note of
this Notification ID — print out this page for your records. A confirmation of this submitted notification will also be emailed to the email address specified in your
notification.
This system is intended to facilitate consultation under Section 106 of the National Historic Preservation Act by providing early notification of proposed construction to
Tribes and State Historic Preservation officers. This system is not to be used in place of Section 106 consultation, and use of this notification system in itself does not
satisfy parties' obligations with respect to historic preservation review under the Commission's rules.
Please note: the submission of this notification is NOT to be considered a submission for Antenna Structure Registration.
Tower Structures that require antenna structure registration based on FCC Rules 47 C.F.R. Part 17 must complete FCC Form 854 after FAA clearance is
obtained.
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9.A.3.f
Packet Pg. 546 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
6/7/22, 9:42 AM Tower Engineering Professionals Mail - Proposed Tower Structure Info - Email ID #8164703
https://mail.google.com/mail/u/2/?ik=fc236889c4&view=pt&search=all&permthid=thread-f%3A1734643010684926019&simpl=msg-f%3A17346430106…1/1
TEP-TCNS inbox <tcns@tepgroup.net>
Proposed Tower Structure Info - Email ID #8164703
1 message
towernotifyinfo@fcc.gov <towernotifyinfo@fcc.gov>Fri, Jun 3, 2022 at 1:27 PM
To: tcns@tepgroup.net
Dear Ryan A Malek,
Thank you for submitting a notification regarding your proposed construction via the Tower Construction Notification
System. Note that the system has assigned a unique Notification ID number for this proposed construction. You will need
to reference this Notification ID number when you update your project's Status with us.
Below are the details you provided for the construction you have proposed:
Notification Received: 06/03/2022
Notification ID: 250040
Tower Owner Individual or Entity Name: TEP for Bridger Tower Corporation
Consultant Name: Ryan A Malek
Street Address: 326 Tryon Rd.
City: Raleigh
State: NORTH CAROLINA
Zip Code: 27603
Phone: 919-661-6351
Email: tcns@tepgroup.net
Structure Type: LTOWER - Lattice Tower
Latitude: 26 deg 17 min 22.0 sec N
Longitude: 81 deg 32 min 38.2 sec W
Location Description: 31st Ave Ne
City: Naples
State: FLORIDA
County: COLLIER
Detailed Description of Project: Proposed construction of a 180-ft AGL (184-ft AGL overall) self support
telecommunications tower and its associated tower compound facility.
Ground Elevation: 4.7 meters
Support Structure: 54.9 meters above ground level
Overall Structure: 56.1 meters above ground level
Overall Height AMSL: 60.8 meters above mean sea level
9.A.3.f
Packet Pg. 547 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
6/12/22, 4:04 PM Tower Engineering Professionals Mail - NOTICE OF ORGANIZATION(S) WHICH WERE SENT PROPOSED TOWER CONSTRU…
https://mail.google.com/mail/u/2/?ik=fc236889c4&view=pt&search=all&permthid=thread-f%3A1735230172091074371&simpl=msg-f%3A17352301720…1/4
TEP-TCNS inbox <tcns@tepgroup.net>
NOTICE OF ORGANIZATION(S) WHICH WERE SENT PROPOSED TOWER
CONSTRUCTION NOTIFICATION INFORMATION - Email ID #8167004
1 message
towernotifyinfo@fcc.gov <towernotifyinfo@fcc.gov>Fri, Jun 10, 2022 at 1:00 AM
To: tcns@tepgroup.net
Cc: tcnsweekly@fcc.gov
Dear Applicant:
Thank you for using the Federal Communications Commission's (FCC) Tower Construction Notification System (TCNS).
The purpose of this electronic mail message is to inform you that the following authorized persons were sent the
notification that you provided through TCNS, which relates to your proposed antenna structure. The information was
forwarded by the FCC to authorized TCNS users by electronic mail and/or regular mail (letter). We note that the review
period for all parties begins upon receipt of the Submission Packet pursuant to Section VII.A of the NPA and notifications
that do not provide this serve as information only.
Persons who have received the notification that you provided include leaders or their designees of federally-recognized
American Indian Tribes, including Alaska Native Villages (collectively "Tribal Nations"), Native Hawaiian Organizations
(NHOs), and State Historic Preservation Officers (SHPOs). For your convenience in identifying the referenced Tribal
Nations and NHOs and in making further contacts, the City and State of the Seat of Government for each Tribal Nation
and NHO, as well as the designated contact person, is included in the listing below. We note that Tribal Nations may have
Section 106 cultural interests in ancestral homelands or other locations that are far removed from their current Seat of
Government. Pursuant to the Commission's rules as set forth in the Nationwide Programmatic Agreement for Review of
Effects on Historic Properties for Certain Undertakings Approved by the Federal Communications Commission (NPA), all
Tribal Nations and NHOs listed below must be afforded a reasonable opportunity to respond to this notification, consistent
with the procedures set forth below, unless the proposed construction falls within an exclusion designated by the Tribal
Nation or NHO. (NPA, Section IV.F.4).
The notification that you provided was forwarded to the following Tribal Nations and NHOs. A Tribal Nation or NHO may
not respond until a full Submission Packet is provided. If, upon receipt, the Tribal Nation or NHO does not respond within
a reasonable time, you should make a reasonable effort at follow-up contact, unless the Tribal Nation or NHO has agreed
to different procedures (NPA, Section IV.F.5). In the event a Tribal Nation or NHO does not respond to a follow-up inquiry,
or if a substantive or procedural disagreement arises between you and a Tribal Nation or NHO, you must seek guidance
from the Commission (NPA, Section IV.G). These procedures are further set forth in the FCC's Second Report and Order
released on March 30, 2018 (FCC 18-30).
1. Real Estate Director Kevin Donaldson - Miccosukee Tribe of Indians of Florida - Tamiami Station (PO Box: 440021)
Miami, FL - hopel@miccosukeetribe.com - 305-223-8380 (ext: 2246) - regular mail
If the applicant/tower builder receives no response from the Miccosukee Tribe of Indians of Florida within 30 days after
notification through TCNS, the Miccosukee Tribe of Indians of Florida has no interest in participating in pre-construction
review for the proposed site. The Applicant/tower builder,
however, must immediately notify the Miccosukee Tribe of Indians of Florida in the event archaeological properties or
human remains are discovered during construction, consistent with Section IX of the Nationwide Programmatic
Agreement and applicable law.
2. Compliance Review Supervisor THPO Compliance - Seminole Tribe of Florida - 30290 Josie Billie Hwy PMB 1004
Clewiston, FL - THPOcompliance@semtribe.com - 863-983-6549 (ext: 12245) - electronic mail
9.A.3.f
Packet Pg. 548 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
6/12/22, 4:04 PM Tower Engineering Professionals Mail - NOTICE OF ORGANIZATION(S) WHICH WERE SENT PROPOSED TOWER CONSTRU…
https://mail.google.com/mail/u/2/?ik=fc236889c4&view=pt&search=all&permthid=thread-f%3A1735230172091074371&simpl=msg-f%3A17352301720…2/4
3. Tribal Historic Preservation Officer Ben Yahola - Seminole Nation of Oklahoma - (PO Box: 1498) Wewoka, OK - tcns-
sno@sno-nsn.gov - 405-234-5218 - electronic mail
Exclusions: Please send all inquiries to email address: tcns-sno@sno-nsn.gov
If the applicant/tower builder receives no response from the Seminole Nation of Oklahoma within 30 days after notification
through TCNS, the Seminole Nation of Oklahoma has no interest in participating in pre-construction review for the
proposed site. The Applicant/tower builder,
however, must immediately notify the Seminole Nation of Oklahoma in the event archaeological properties or human
remains are discovered during construction, consistent with Section IX of the Nationwide Programmatic Agreement and
applicable law.
4. TCNS Coordinator Anne Edwards-Martel Ms - Muscogee (Creek) Nation - Highway 75 & Loop 56 (PO Box: 580)
Okmulgee, OK - mcntcns@mcn-nsn.gov; section106@mcn-nsn.gov - 918-732-7639 - regular mail
5. Cell Tower Coordinator Kelly Nelson - Eastern Shawnee Tribe of Oklahoma - 70500 East 128 Road Wyandotte, OK -
celltower@estoo.net - 918-238-5151 (ext: 1861) - regular mail
Exclusions: DO NOT EMAIL DOCUMENTATION; it will be deleted without being opened.
Submit one printed color copy by US postal mail or other parcel carrier of all documentation to:
Eastern Shawnee Tribe
Attn: CellTower Program
70500 E. 128 Rd.
Wyandotte, OK 74370
Provide a 1-page cover letter with the following information:
a. TCNS Number
b. Company Name
c. Project Name, City, County, State
d. Project type
e. Project coordinates
f. Contact information
The Eastern Shawnee Procedures document is available and highly recommended for guidance; send an email to
celltower@estoo.net requesting our most current copy.
6. Mekko Ryan Morrow - Thlopthlocco Tribal Town - P.O. Box 188 Okemah, OK - thpo@tttown.org - 000-000-0000 -
electronic mail
Exclusions: Thlopthlocco Tribal Town requests that all initial review materials required by applicable law be submitted by
email directly to thpo@tttown.org. In addition, in the event archeological or cultural materials or human remains are
discovered at any time during this undertaking, please notify Thlopthlocco Tribal Town immediately.
The notification that you provided was also forwarded to the following SHPOs in the State in which you propose to
construct and neighboring States. The information was provided to these SHPOs as a courtesy for their information and
planning. You need make no effort at this time to follow up with any SHPO that does not respond to this notification. Prior
to construction, you must provide the SHPO of the State in which you propose to construct (or the Tribal Historic
Preservation Officer, if the project will be located on certain Tribal lands), with a Submission Packet pursuant to Section
VII.A of the NPA unless the project is excluded from SHPO review under Section III D or E of the NPA.
9.A.3.f
Packet Pg. 549 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
6/12/22, 4:04 PM Tower Engineering Professionals Mail - NOTICE OF ORGANIZATION(S) WHICH WERE SENT PROPOSED TOWER CONSTRU…
https://mail.google.com/mail/u/2/?ik=fc236889c4&view=pt&search=all&permthid=thread-f%3A1735230172091074371&simpl=msg-f%3A17352301720…3/4
7. SHPO Lee Warner - Alabama Historical Commission - 468 South Perry Street Montgomery, AL -
lwarner@mail.preserveala.org - 334-242-3184 - electronic mail
8. Deputy SHPO Elizabeth Ann Brown - Alabama Historical Commission - 468 South Perry Street Montgomery, AL -
ebrown@mail.preserveala.org - 334-242-3185 - electronic mail
9. Deputy SHPO Compliance Review Laura A Kammerer - Div of Historical Resources, Dept of State - 500 S. Bronough
St. Tallahassee, FL - lkammerer@dos.state.fl.us - 850-245-6333 - electronic mail
10. Historic Preservationist Corey Lentz - Florida Division of Historical Resources - 500 S. Bronough Street Tallahasse,
FL - Corey.Lentz@dos.myflorida.com - 850-245-6333 - electronic mail
TCNS automatically forwards all notifications to all Tribal Nations and SHPOs that have an expressed interest in the
geographic area of a proposal. However, if a proposal for PTC wayside poles falls within a designated exclusion, you
need not expect any response and need not pursue any additional process with that Tribal Nation or SHPO. In addition, a
particular Tribal Nation or SHPO may also set forth policies or procedures within its details box that exclude from review
certain facilities (for example, a statement that it does not review collocations with no ground disturbance; or that
indicates that no response within 30 days indicates no interest in participating in pre-construction review).
Please be advised that the FCC cannot guarantee that the contact(s) listed above have opened and reviewed an
electronic or regular mail notification. If you learn that any of the above contact information is no longer valid, please
contact the FCC by emailing tcnshelp@fcc.gov. The following information relating to the proposed tower was forwarded to
the person(s) listed above:
Notification Received: 06/03/2022
Notification ID: 250040
Excluded from SHPO Review: No
Tower Owner Individual or Entity Name: TEP for Bridger Tower Corporation
Consultant Name: Ryan A Malek
Street Address: 326 Tryon Rd.
City: Raleigh
State: NORTH CAROLINA
Zip Code: 27603
Phone: 919-661-6351
Email: tcns@tepgroup.net
Structure Type: LTOWER - Lattice Tower
Latitude: 26 deg 17 min 22.0 sec N
Longitude: 81 deg 32 min 38.2 sec W
Location Description: 31st Ave Ne
City: Naples
State: FLORIDA
County: COLLIER
Detailed Description of Project: Proposed construction of a 180-ft AGL (184-ft AGL overall) self support
telecommunications tower and its associated tower compound facility.
Ground Elevation: 4.7 meters
Support Structure: 54.9 meters above ground level
Overall Structure: 56.1 meters above ground level
Overall Height AMSL: 60.8 meters above mean sea level
If you have any questions or comments regarding this notice, please contact the FCC using the electronic Help Request
form located on the FCC's website at:
9.A.3.f
Packet Pg. 550 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
6/12/22, 4:04 PM Tower Engineering Professionals Mail - NOTICE OF ORGANIZATION(S) WHICH WERE SENT PROPOSED TOWER CONSTRU…
https://mail.google.com/mail/u/2/?ik=fc236889c4&view=pt&search=all&permthid=thread-f%3A1735230172091074371&simpl=msg-f%3A17352301720…4/4
https://www.fcc.gov/wireless/available-support-services
You may also call the FCC Support Center at (877) 480-3201 (TTY 717-338-2824). Hours are from 8:00 a.m. to 6:00 p.m.
Eastern Time, Monday through Friday (except Federal holidays). To provide quality service and ensure security, all
telephone calls are recorded.
Thank you,
Federal Communications Commission
9.A.3.f
Packet Pg. 551 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
8/19/22, 11:43 AM Tower Engineering Professionals Mail - Proposed Construction of Communications Facilities Notification of Final Contacts - Emai…
https://mail.google.com/mail/u/1/?ik=fc236889c4&view=pt&search=all&permthid=thread-f%3A1741504016857530771&simpl=msg-f%3A17415040168…1/2
TEP-TCNS inbox <tcns@tepgroup.net>
Proposed Construction of Communications Facilities Notification of Final Contacts -
Email ID #32231
1 message
towernotifyinfo@fcc.gov <towernotifyinfo@fcc.gov>Thu, Aug 18, 2022 at 7:00 AM
To: tcns@tepgroup.net
Cc: tcnsweekly@fcc.gov
TEP for U.S. Cellular Corporation
Ryan A Malek
326 Tryon Rd.
Raleigh, NC 27603
Dear Applicant:
This letter addresses the proposed communications facilities listed below that you have referred to the Federal
Communications Commission (Commission) for purposes of contacting federally recognized Indian Tribes, including
Alaska Native Villages (collectively Indian Tribes), and Native Hawaiian Organizations (NHOs), as specified by Section
IV.G of the Nationwide Programmatic Agreement (NPA). Consistent with the procedures outlined in the Commission's
Wireless Infrastructure Second Report and Order (1), we have contacted the Indian Tribes or NHOs identified in the
attached Table for the projects listed in the attached Table. You referred these projects to us between 08/11/2022 and
08/18/2022. Our contact with these Tribal Nations or NHOs was sent on 08/18/2022.
Thus, as described in the Wireless Infrastructure Second Report and Order (2), if you or Commission staff do not
receive a statement of interest regarding a particular project from any Tribe or NHO within 15 calendar days of
08/18/2022, your obligations under Section IV of the NPA with respect to these Tribal Nations or NHOs are complete. If a
Tribal Nation or NHO responds that it has concerns about a historic property of traditional religious and cultural
significance that may be affected by the proposed construction within the 15 calendar day period, the Applicant must
involve it in the review as set forth in the NPA, and may not begin construction until the process set forth in the NPA is
completed.
You are reminded that Section IX of the NPA imposes independent obligations on an Applicant when a previously
unidentified site that may be a historic property, including an archeological property, is discovered during construction or
after the completion of review. In such instances, the Applicant must cease construction and promptly notify, among
others, any potentially affected Tribal Nation or NHO. A Tribal Nation's or NHO's failure to express interest in participating
in pre-construction review of an undertaking does not necessarily mean it is not interested in archeological properties or
human remains that may inadvertently be discovered during construction. Hence, an Applicant is still required to notify
any potentially affected Tribal Nation or NHO of any such finds pursuant to Section IX or other applicable law.
Sincerely,
Jill Springer
Federal Preservation Officer
Federal Communications Commission
jill.springer@fcc.gov
_______________________________________
1) See Accelerating Wireless Broadband Deployment by Removing Barriers to Infrastructure Deployment, Second Report
and Order, FCC 18-30 (Mar. 30, 2018) (Wireless Infrastructure Second Report and Order).
2) See id. at paras. 111-112.
LIST OF PROPOSED COMMUNICATIONS TOWERS
TCNS# 250564 Referred Date: 08/16/2022 Location: Garrett Hwy, Oakland, MD
Detailed Description of Project: Proposed 195-ft (199-ft overall with appurtenances) AGL self-support communications
tower.
Tribe Name: Delaware Nation
Tribe Name: Seneca-Cayuga Nation
Tribe Name: Wyandotte Nation
9.A.3.f
Packet Pg. 552 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
8/19/22, 11:43 AM Tower Engineering Professionals Mail - Proposed Construction of Communications Facilities Notification of Final Contacts - Emai…
https://mail.google.com/mail/u/1/?ik=fc236889c4&view=pt&search=all&permthid=thread-f%3A1741504016857530771&simpl=msg-f%3A17415040168…2/2
TCNS# 250568 Referred Date: 08/16/2022 Location: 494 New Gravel Hill Rd, Friendsville, MD
Detailed Description of Project: Proposed 195-ft (199-ft overall with appurtenances) self-support communications tower.
Tribe Name: Seneca-Cayuga Nation
TCNS# 250040 Referred Date: 08/15/2022 Location: 31st Ave Ne, Naples, FL
Detailed Description of Project: Proposed construction of a 180-ft AGL (184-ft AGL overall) self support
telecommunications tower and its associated tower compound facility.
Tribe Name: Seminole Tribe of Florida
Tribe Name: Thlopthlocco Tribal Town
LEGEND:
* - Notification numbers are assigned by the Commission staff for sites where initial contact was not made through TCNS.
9.A.3.f
Packet Pg. 553 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
August 3, 2022
Corissa Wittholt
Tower Engineering Professionals
326 Tryon Road
Raleigh, NC 27603-3530
RE: TCNS #250040
PALMETTO RIDGE 2 (US-FL-5283)
31ST Ave NE
Naples, Collier County, FL
Ms. Wittholt,
Thank you for the correspondence regarding TCNS 250040. Collier County is outside
of the Muscogee (Creek) Nation historic area of interest. We respectfully defer to the
other Tribes that have been contacted.
Should further information or comment be required please do not hesitate to contact
me at (918) 732-7835, fax: (918) 758-0649, or by e-mail: clowe@mcn-nsn.gov
Sincerely,
Ms. Corain Lowe-Zepeda
TCNS Manager
Historic and Cultural Preservation Department
Muscogee (Creek) Nation
P.O. Box 580 l Okmulgee, OK 74447
T: 918-732-7835
E-Mail: clowe@mcn-nsn.gov
HISTORIC AND CULTURAL PRESERVATION
P.O. BOX 580 | OKMULGEE, OK 74447
T 918.732.7835 | F 918.758.0649
9.A.3.f
Packet Pg. 554 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 555 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 556 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.fPacket Pg. 557Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Indian Reservations in the Continental
United States
MAP INDEX
Full Size Map (PDF)
1R'DWD
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Online Databases
Grants
Training
Notices
Documents and
Publications
Review Committee
Special Topics
Contact National
NAGPRA
9.A.3.f
Packet Pg. 558 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
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9.A.3.f
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9.A.3.f
Packet Pg. 560 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
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9.A.3.f
Packet Pg. 561 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
ATTACHMENT 6
FLOODPLAIN MAP
9.A.3.f
Packet Pg. 562 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
National Flood Hazard Layer FIRMette
0 500 1,000 1,500 2,000250
Feet
Ü
SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
SPECIAL FLOOD
HAZARD AREAS
Without Base Flood Elevation (BFE)
Zone A, V, A99
With BFE or DepthZone AE, AO, AH, VE, AR
Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mileZone X
Future Conditions 1% Annual
Chance Flood HazardZone X
Area with Reduced Flood Risk due to
Levee. See Notes.Zone X
Area with Flood Risk due to LeveeZone D
NO SCREEN Area of Minimal Flood Hazard Zone X
Area of Undetermined Flood HazardZone D
Channel, Culvert, or Storm Sewer
Levee, Dike, or Floodwall
Cross Sections with 1% Annual Chance
17.5 Water Surface Elevation
Coastal Transect
Coastal Transect Baseline
Profile Baseline
Hydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of Study
Jurisdiction Boundary
Digital Data Available
No Digital Data Available
Unmapped
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below.
The basemap shown complies with FEMA's basemap
accuracy standards
The flood hazard information is derived directly from the
authoritative NFHL web services provided by FEMA. This map
was exported on 9/6/2022 at 2:52 PM and does not
reflect changes or amendments subsequent to this date and
time. The NFHL and effective information may change or
become superseded by new data over time.
This map image is void if the one or more of the following map
elements do not appear: basemap imagery, flood zone labels,
legend, scale bar, map creation date, community identifiers,
FIRM panel number, and FIRM effective date. Map images for
unmapped and unmodernized areas cannot be used for
regulatory purposes.
Legend
OTHER AREAS OF
FLOOD HAZARD
OTHER AREAS
GENERAL
STRUCTURES
OTHER
FEATURES
MAP PANELS
8
B 20.2
The pin displayed on the map is an approximate
point selected by the user and does not represent
an authoritative property location.
1:6,000
81°32'52"W 26°17'38"N
81°32'15"W 26°17'6"N
Basemap: USGS National Map: Orthoimagery: Data refreshed October, 2020
9.A.3.f
Packet Pg. 563
LOCATION MAPNDRIVING DIRECTIONSCONTACT INFORMATIONINDEX OF SHEETSSHEETDESCRIPTIONT-121-A COORDINATES 31ST AVE NE,NAPLES, FL 34120(COLLIER COUNTY)SITE NAME:US-FL-5283PALMETTO RIDGE 2PL20210000117258947.485251PROJECT INFORMATIONSITE NAME:PROJECT DESCRIPTION:TOWER TYPE:SITE ADDRESS:(E911 ADDRESS TBD)184' SELF-SUPPORT TOWERUS-FL-5283 PALMETTORIDGE 2AREA OF CONSTRUCTION:ZONING:PARCEL #:10,000 ± SQ. FT.TOWER OWNER:BRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050DEREK DYE, PRESIDENT(785) 764-6682SITE APPLICANT:PROPERTY OWNER:CIVIL ENGINEER:ELECTRICAL ENGINEER:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:W 81° 32' 39.23" (NAD '83)N 26° 17' 21.52" (NAD '83)LATITUDELONGITUDEGROUND ELEVATION = 6,382.68' (NAVD '88)40171120002PROPOSED TELECOMMUNICATIONS FACILITYTOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050DEREK DYE(785) 764-6682CODE COMPLIANCEALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED INACCORDANCE WITH THE CURRENT EDITIONS OF THE FOLLOWING CODESAS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESEPLANS IS TO BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO THELATEST EDITIONS OF THE FOLLOWING:1.INTERNATIONAL BUILDING CODE(2018 EDITION)2.INTERNATIONAL CODE COUNCIL3.ANSI/TIA/EIA-222-H4.NATIONAL ELECTRIC CODE(2017 EDITION)5.CITY/COUNTY ORDINANCES6.IBC 2020 WINDZONE CODECALL FOR UNDERGROUNDUTILITIES PRIOR TO DIGGING(800) 424-5555EMERGENCY:CALL 911UTILITIES:POWER COMPANY:ADDRESS:CONTACT:PHONE:TELEPHONE COMPANY:CONTACT:PHONE:TBDFLORIDA POWER & LIGHT CO751 39TH AVE NE, NAPLES, FL34120CUSTOMER SERVICE(239) 262-1322001-14-21ZONINGJFMNMCREVPROJECT DESCRIPTION & NOTESCONSTRUCTION OF A TELECOMMUNICATION FACILITY, CONSISTING OF ANTENNAS& ASSOCIATED APPURTENANCES ON A PROPOSED SELF-SUPPORT TOWER,FENCED COMPOUND & SERVICE EQUIPMENT FOR FUTURE CARRIERS. NO WATEROR SEWER IS REQUIRED.1.FACILITY DESIGNED IN ACCORDANCE W/ COLLIER COUNTY REGULATIONS.2. THIS IS AN UNMANNED FACILITY WHICH WILL NOT REQUIRE ANY WATER ORSEWER FACILITIES.3. TRAFFIC WILL CONSIST ONLY OF MAINTENANCE PERSONNEL, VISITING THE SITEAPPROXIMATELY TWICE A MONTH.DRIVING SOUTH ON I-75 TAKE EXIT 111 TO IMMOKALEE RD. STAY IMMOKALEE RD FOR13.2 MILES. TURN RIGHT ONTO RANDALL BLVD AND STAY ON FOR 3.4 MILES. TURNLEFT ONTO EVERGLADES BLVD. THEN TURN RIGHT ONTO 31ST AVE NE. THEN THESITE WILL BE ON THE LEFT HAND SIDE OF THE ROAD.E - ESTATES ZONING JURISDICTION:COLLIER COUNTYLEGAL DESCRIPTION:GOLDEN GATE EST UNIT 68TR 15 OR 1591 PG 55931ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)REALTOR FOR TALBOT FOREST VIEW PROPERTIES, LLC8955 FONTANA DEL SOL WAYNAPLES, FL 34109BILL DUFFY(239) 641-7634SITESURVEYORNAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:TOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603GRAYSON PHILLIPS(919) 661-6351BRIDGER TOWER CORPORATIONT1TITLE SHEETZ1WELL FIELD LOCATION222Z2PROPOSED TOWER LOCATIONSIGNAGEZ82LANDSCAPING PLANZ92DO NOT USE FORC
O
N
S
T
R
U
C
T
I
O
NPRELIMINARYTOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603GRAHAM M. ANDRES, PE(919) 661-6351TOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603GRAHAM M. ANDRES, P.E.(919) 661-6351112-19-21ZONING203-29-22ZONINGNAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:LAW OFFICE:AGENT OF RECORDAERIAL2Z3EXTENDED SITE PLAN2Z4COMPOUND DETAIL2Z5TOWER ELEVATION2Z6FENCE DETAILS2Z79.A.3.fPacket Pg. 564Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-1PROPOSED TOWERLOCATIONJFMNMCPROPOSED TOWER LOCATION9.A.3.fPacket Pg. 565Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-2WELL FIELD OVERLAYJFMNMCWELL FIELD OVERLAY9.A.3.fPacket Pg. 566Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-3AERIALJFMNMCAERIAL9.A.3.fPacket Pg. 567Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
31ST AVE. NE001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-4EXTENDEDSITE PLANJFMNMCLEGENDNOTES:TOWER SETBACKSSITE PLANEVERGLADES BLVD. N
9.A.3.fPacket Pg. 568Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGJFMNMCZ-5COMPOUND DETAILCOMPOUNDDETAIL9.A.3.fPacket Pg. 569Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
TOWER NOTES:001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGTOWER ELEVATIONZ-6TOWER ELEVATIONJFMNMC9.A.3.fPacket Pg. 570Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONING NMCZ-7GATE STOP / KEEPER DETAILFENCEDETAILSTYPICAL FENCE ELEVATIONFENCE / BARBED WIRE ARM DETAILJFMGROUNDING AT GATE POSTGATE DETENT DETAILNOTE:9.A.3.fPacket Pg. 571Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGZ-8PROPOSED SIGNAGEJFMNMCPROPOSED SIGNAGENOTICERadio frequency fields beyondthis point may exceed the FCCgeneral public exposure limit. Obey all posted signs and site guidelinesfor working in radio frequencyenvironments.SITE NAME:SITE NUMBER:FCC TOWER ID:Owned by: BRIDGER TOWER CORPORATIONTelephone: 785 - 764 - 6682NO TRESPASSINGPALMETTO RIDGE 2US-FL-5283US-FL-52839.A.3.fPacket Pg. 572Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
GENERAL LANDSCAPING NOTESTREE DETAILSTREE PLANTING NOTES:ITEMQTY.COMMON NAMEBOTANICAL NAMEREMARKSTREESSPACINGPLANTING SCHEDULETAXODIUM DISTICHUMHEIGHTREQ.SPREAD/CALIPERMULCH-SHRUBS-001-14-21ZONINGUS-FL-5283 PALMETTO RIDGE 2258947.4852512TOWER ENGINEERING PROFESSIONALS500 E. 84TH AVE, SUITE C10THORNTON, CO 80229OFFICE: (303) 566-9914www.tepgroup.netBRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050OFFICE: (785) 764-6682DO NOT USE FORCONSTRUCTIONPRELIMINARY112-19-21ZONING203-29-22ZONINGC-9LANDSCAPINGPLANLANDSCAPING PLANKESNMC9.A.3.fPacket Pg. 573Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
ATTACHMENT 7
SURFACE FEATURES (WETLANDS,
DEFORESTATION, WATER DIVERSION)
9.A.3.f
Packet Pg. 574 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Palmetto Ridge II NWI Map
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community
Wetlands
Estuarine and Marine Deepwater
Estuarine and Marine Wetland
Freshwater Emergent Wetland
Freshwater Forested/Shrub Wetland
Freshwater Pond
Lake
Other
Riverine
March 4, 2021
0 0.1 0.20.05 mi
0 0.15 0.30.075 km
1:7,218
This page was produced by the NWI mapper
National Wetlands Inventory (NWI)
This map is for general reference only. The US Fish and Wildlife
Service is not responsible for the accuracy or currentness of the
base data shown on this map. All wetlands related data should
be used in accordance with the layer metadata found on the
Wetlands Mapper web site.
9.A.3.f
Packet Pg. 575 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
USGS 7.5-Minute Corkscrew SE, FL
Topograhpic Quadrangle
3000 ft
N➤➤N
9.A.3.f
Packet Pg. 576 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 577 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 578 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
RF Justification Package
Everglades and 31st Ave NE
with proposed zoning approved Golden Gate Boat
Prepared by Verizon Wireless RF Engineering
William Compton
August 15th, 2023
9.A.3.f
Packet Pg. 579 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
Capacity is the need for more wireless
resources.Cell sites have a limited amount
of resources to handle voice calls,data
connections,and data volume.When these
limits are reached,user experience quickly
degrades.This could mean customers may
no longer be able to make/receive calls nor
be able to browse the internet.It could also
mean that webpages will be very slow to
download.
Coverage is the need to expand
wireless service into an area that
either has no service or bad service.
The request for service often comes
from customers or emergency
personnel. Expansion of service
could mean improving the signal
levels in a large apartment complex
or new residential community. It
could also mean providing new
service along a newly built highway.
Introduction:
There are two main drivers that prompt the need for a new cell site.One is
coverage and the other is capacity.
9.A.3.f
Packet Pg. 580
Capacity is the amount of resources a cell site has to handle customer demand.
We utilize sophisticated programs that use current usage trends to forecast
future capacity needs. Since it takes an average of (1-3) years to complete a cell
site project, we have to start the acquisition process several years in advance to
ensure the new cell site is in place before the existing cell site hits capacity limits.
Location, Location, Location. A capacity cell site needs to be as close as
possible to the center of the user population and network demand as that
ensures a more even traffic distribution around the cell. A typical cell site is
configured in a circular pie shape, with each slice (aka. sector) holding 33% of the
total cell site resources. Optimal performance is achieved when traffic is evenly
distributed across the 3 sectors. A new site placed too close to an existing cell
site generates unwanted interference to existing customers and does not
offload far away traffic and is therefore an ineffective capacity offload solution.
9.A.3.f
Packet Pg. 581
Need Case for: Everglades and 31st Ave NE
The existing network in eastern Collier County near the intersection of Oil Well
Road and Everglades Blvd has coverage and resulting capacity issues. The
proposed site will be surrounded by single family residential buildout on large
wooded lots which are very difficult to provide adequate service. This area
generates significant numbers of customer complaints due to coverage and
capacity issues. The proposed site will significantly enhance the coverage and
capacity need in the area and will bring significant network performance
improvements to the existing and future residents of this area. There are no
existing structures in the area that could support the installation of the Verizon
Wireless equipment needed .
Note: The internal Verizon Wireless site name for this project is Desoto and Oil
Well which describes the initial design area for the site. Subsequent zoning
changes allowed a move to the much better solution discussed here. The
following maps will use the VzW site name.
9.A.3.f
Packet Pg. 582 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
LTE AWS (Capacity Band) Current Coverage
Zoning
Approved
not in service
site
Zoning
Proposed
not in service
site
9.A.3.f
Packet Pg. 583
LTE AWS (Capacity Band) Proposed Coverage
Zoning
Approved
not in service
site
Zoning
Proposed
not in service
site
9.A.3.f
Packet Pg. 584
LTE AWS (Capacity Band) Proposed Coverage
Zoning
Approved
not in service
site
Zoning
Proposed
not in service
site
9.A.3.f
Packet Pg. 585
Neighbor Sites with VzW Installations and Distance
G
F
E
C
B
A
I
H
D
5.6miles
6.7miles
9.0miles
8.6miles
7.5miles
5.6miles
3.6miles
3.3miles
Z
6.8miles
3.9miles
9.A.3.f
Packet Pg. 586 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
First Tier Neighbors Zoning Approved and Proposed Site Information
Map Label Latitude Longitude FCC ASR FCC Structure Owner Structure Max Height (ft)Structure Type VzW Centerline (ft)VzW Site Name
A 26.36748 -81.56982 1204878 SBA 280 Lattice 182 ACME Immokalee
B 26.32213 -81.44313 1268378 SBA 100 Unipole 65 Ave Maria Utility
C 26.3102 -81.40051 1217351 ATC 250 Lattice 150 Ave Maria
D 26.17012 -81.50412 1213946 ATC 400 Guyed 235 Lucky Lake
E 26.18312 -81.57482 1020484 Alpert Tower 1017 Guyed 220 Alpine Broadcasting
F 26.22841 -81.63218 1208812 Golden Gate Fire Control 160 Lattice 143 Baker
G 26.25444 -81.62508 1022178 CCATT LLC 281 Lattice 140 Crown Rock Road
H 26.27644 -81.6011 1238039 ATC 200 Monopole 182 Forth Island
Zoning Approved Site
Z 26.22971 -81.57235 TBD Vertical Bridge 140 Monopine 135 Golden Gate Boat
Proposed Site
26.28931 -81.54423 TBD 184 Lattice 176
9.A.3.f
Packet Pg. 587
Initial Search Ring (Work Around due to Estates Zoning Limitations)
Coordinates:
26.294
-81.5138
Radius 1 mile
9.A.3.f
Packet Pg. 588 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
Acceptable Placement Area (With new Estates Zoning in Place)
Center
Coordinates:
26.288009°
-81.530461°
radius 2mi
north to south
radius 1.1m
east to west
9.A.3.f
Packet Pg. 589 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
Additional Information
9.A.3.f
Packet Pg. 590 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
At Verizon Wireless RF Justification maps are created based on the internal project justifications for the
project. Typically there are not instances where neighboring sites that meet those 2 very different RF
Justification criteria exist, but the uniqueness of Golden Gate Estates in eastern Collier County and the
extreme delays in building solutions for the area has resulted in just such a case. The RF Justification criteria
are either Coverage or Capacity. Coverage sites are justified based on the primary need for the site is RF
Coverage, Capacity sites are justified based on the primary need for the site is to offload capacity issues from
neighboring sites. The Golden Gate and Everglades site was internally identified and budgeted as a Coverage
justified site and therefore the frequency band used for the RF propagation maps chosen is the 700Mhz
(Coverage oriented) frequency band. The Everglades Ave and 31st site was internally identified and budgeted
as a Capacity site and therefore, the frequency band chosen for the propagation maps default to our primary
capacity layer which is the 2,100Mhz/AWS (Capacity oriented) frequency band. The different frequency
bands propagate very differently due to the physics of RF wave theory and therefore the resulting RF
“coverage” maps produced will vary greatly.
Coverage Map Differences Between RF Justification Presentations
9.A.3.f
Packet Pg. 591
AT&T Mobility
5395 NE 14th Ave
Ft Lauderdale, FL 33334
Collier County,
October 4, 2023
RE: Letter in support of need for new AT&T site at or near the location of the proposed Vertical Bridge tower
build “US-FL-5283 Palmetto Ridge” in Collier County, FL.
Summary
AT&T has an existing and ongoing need for a new facility in the vicinity of the proposed Vertical Bridge tower
build to improve coverage, capacity and service experience for our customers in the vicinity. The required
improvements to coverage and service quality cannot be accomplished through modifications to AT&Ts
existing sites.
If the proposed Vertical Bridge tower were built, AT&T would consider it a good candidate to improve service
in the area and would explore co-location on the tower.
The following page shows AT&Ts desired search ring for this site.
Sincerely,
Maiko Llanes,
RF Design Engineer
AT&T Mobility
9.A.3.f
Packet Pg. 592 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
AT&T Mobility
5395 NE 14th Ave
Ft Lauderdale, FL 33334
9.A.3.f
Packet Pg. 593 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 594 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 595 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
RF Justification Package
Everglades and 31st Ave NE
with proposed zoning approved Golden Gate Boat
Prepared by Verizon Wireless RF Engineering
William Compton
August 15th, 2023
9.A.3.f
Packet Pg. 596 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
Capacity is the need for more wireless
resources.Cell sites have a limited amount
of resources to handle voice calls,data
connections,and data volume.When these
limits are reached,user experience quickly
degrades.This could mean customers may
no longer be able to make/receive calls nor
be able to browse the internet.It could also
mean that webpages will be very slow to
download.
Coverage is the need to expand
wireless service into an area that
either has no service or bad service.
The request for service often comes
from customers or emergency
personnel. Expansion of service
could mean improving the signal
levels in a large apartment complex
or new residential community. It
could also mean providing new
service along a newly built highway.
Introduction:
There are two main drivers that prompt the need for a new cell site.One is
coverage and the other is capacity.
9.A.3.f
Packet Pg. 597
Capacity is the amount of resources a cell site has to handle customer demand.
We utilize sophisticated programs that use current usage trends to forecast
future capacity needs. Since it takes an average of (1-3) years to complete a cell
site project, we have to start the acquisition process several years in advance to
ensure the new cell site is in place before the existing cell site hits capacity limits.
Location, Location, Location. A capacity cell site needs to be as close as
possible to the center of the user population and network demand as that
ensures a more even traffic distribution around the cell. A typical cell site is
configured in a circular pie shape, with each slice (aka. sector) holding 33% of the
total cell site resources. Optimal performance is achieved when traffic is evenly
distributed across the 3 sectors. A new site placed too close to an existing cell
site generates unwanted interference to existing customers and does not
offload far away traffic and is therefore an ineffective capacity offload solution.
9.A.3.f
Packet Pg. 598
Need Case for: Everglades and 31st Ave NE
The existing network in eastern Collier County near the intersection of Oil Well
Road and Everglades Blvd has coverage and resulting capacity issues. The
proposed site will be surrounded by single family residential buildout on large
wooded lots which are very difficult to provide adequate service. This area
generates significant numbers of customer complaints due to coverage and
capacity issues. The proposed site will significantly enhance the coverage and
capacity need in the area and will bring significant network performance
improvements to the existing and future residents of this area. There are no
existing structures in the area that could support the installation of the Verizon
Wireless equipment needed .
Note: The internal Verizon Wireless site name for this project is Desoto and Oil
Well which describes the initial design area for the site. Subsequent zoning
changes allowed a move to the much better solution discussed here. The
following maps will use the VzW site name.
9.A.3.f
Packet Pg. 599 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
LTE AWS (Capacity Band) Current Coverage
Zoning
Approved
not in service
site
Zoning
Proposed
not in service
site
9.A.3.f
Packet Pg. 600
LTE AWS (Capacity Band) Proposed Coverage
Zoning
Approved
not in service
site
Zoning
Proposed
not in service
site
9.A.3.f
Packet Pg. 601
LTE AWS (Capacity Band) Proposed Coverage
Zoning
Approved
not in service
site
Zoning
Proposed
not in service
site
9.A.3.f
Packet Pg. 602
Neighbor Sites with VzW Installations and Distance
G
F
E
C
B
A
I
H
D
5.6miles
6.7miles
9.0miles
8.6miles
7.5miles
5.6miles
3.6miles
3.3miles
Z
6.8miles
3.9miles
9.A.3.f
Packet Pg. 603 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
First Tier Neighbors Zoning Approved and Proposed Site Information
Map Label Latitude Longitude FCC ASR FCC Structure Owner Structure Max Height (ft)Structure Type VzW Centerline (ft)VzW Site Name
A 26.36748 -81.56982 1204878 SBA 280 Lattice 182 ACME Immokalee
B 26.32213 -81.44313 1268378 SBA 100 Unipole 65 Ave Maria Utility
C 26.3102 -81.40051 1217351 ATC 250 Lattice 150 Ave Maria
D 26.17012 -81.50412 1213946 ATC 400 Guyed 235 Lucky Lake
E 26.18312 -81.57482 1020484 Alpert Tower 1017 Guyed 220 Alpine Broadcasting
F 26.22841 -81.63218 1208812 Golden Gate Fire Control 160 Lattice 143 Baker
G 26.25444 -81.62508 1022178 CCATT LLC 281 Lattice 140 Crown Rock Road
H 26.27644 -81.6011 1238039 ATC 200 Monopole 182 Forth Island
Zoning Approved Site
Z 26.22971 -81.57235 TBD Vertical Bridge 140 Monopine 135 Golden Gate Boat
Proposed Site
26.28931 -81.54423 TBD 184 Lattice 176
9.A.3.f
Packet Pg. 604
Initial Search Ring (Work Around due to Estates Zoning Limitations)
Coordinates:
26.294
-81.5138
Radius 1 mile
9.A.3.f
Packet Pg. 605 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
Acceptable Placement Area (With new Estates Zoning in Place)
Center
Coordinates:
26.288009°
-81.530461°
radius 2mi
north to south
radius 1.1m
east to west
9.A.3.f
Packet Pg. 606 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
Additional Information
9.A.3.f
Packet Pg. 607 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower
At Verizon Wireless RF Justification maps are created based on the internal project justifications for the
project. Typically there are not instances where neighboring sites that meet those 2 very different RF
Justification criteria exist, but the uniqueness of Golden Gate Estates in eastern Collier County and the
extreme delays in building solutions for the area has resulted in just such a case. The RF Justification criteria
are either Coverage or Capacity. Coverage sites are justified based on the primary need for the site is RF
Coverage, Capacity sites are justified based on the primary need for the site is to offload capacity issues from
neighboring sites. The Golden Gate and Everglades site was internally identified and budgeted as a Coverage
justified site and therefore the frequency band used for the RF propagation maps chosen is the 700Mhz
(Coverage oriented) frequency band. The Everglades Ave and 31st site was internally identified and budgeted
as a Capacity site and therefore, the frequency band chosen for the propagation maps default to our primary
capacity layer which is the 2,100Mhz/AWS (Capacity oriented) frequency band. The different frequency
bands propagate very differently due to the physics of RF wave theory and therefore the resulting RF
“coverage” maps produced will vary greatly.
Coverage Map Differences Between RF Justification Presentations
9.A.3.f
Packet Pg. 608
9.A.3.f
Packet Pg. 609 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 1 of 25
Laura DeJohn
Collier County Growth Management Department
2800 North Horseshoe Drive
Naples, Florida 34104
Re: Site Acquisition Methodology for US-FL-5283 Palmetto Ridge II
Dear Ms. DeJohn,
I lead the site acquisition process on site US-FL-5283 Palmetto Ridge II (“Palmetto Ridge II”) for
Bridger Tower Corporation (“Bridger”). Palmetto Ridge II is a 180’ AGL lattice style
communication tower proposed at 3147 31St Ave NE, in Collier County, Florida, (Parcel No.
40171120002 to solve a gap in service for Verizon in and around the area of Everglades Blvd, 31st
Avenue, and Oil Well Road. Verizon will be the anchor tenant and their proposed coverage will
serve an area with an estimated general population of 5,000 persons. Verizon is experiencing a
gap in service that consists primarily of a lack of capacity, brought on by a lack of coverage of
higher capacity radio bands licensed to Verizon.
Verizon originally requested a 250’ AGL self- support style communication tower. I began site
acquisition work for Palmetto Ridge II on 07/19/2020. During that time, I pursued 12 parcels to
more advanced stages of negotiations and drove the entire search ring numerous times, looking for
different locations while searching for a suitable property that met the requirements of the
County’s Land Development Code (LDC), met Verizon’s RF objectives, and had a landlord
willing to lease their land. The site acquisition search lasted until 11/09/2021, when Bridger
secured a lease on the 3147 31St Ave NE, property. The site acquisition process ultimately took
16 months.
The site acquisition process begins when I receive the anchor tenant’s structure requirements and
search area. These parameters are informed by the carrier’s RF needs. After I review the anchor’s
parameters, I then map the search area to identify any existing towers that may be within it. Then
I perform a reconnaissance drive, which confirms whether there are unregistered towers or
structures of adequate height that could be viable for colocation. If neither of those are present, I
also begin identifying potential locations for a new tower during the reconnaissance drive.
The process of identifying the appropriate landowner “contact” varies from search area to search
area. It can be as short as a few days or, in extreme cases, it can last many months. During that
time, I contact candidate properties via phone, email, and websites; physically visit locations; and
send letters to property owners of record. Once contact is established, I am often “bounced” around
within organizations until the appropriate decision maker is identified. In many cases, once I speak
with a potential “contact,” they immediately decline the proposal.
When an interested landowner wishes to pursue the proposal, communication can continue for
months as information and lease negotiations are shared with boards, family members, and other
stakeholders. Unfortunately, the majority of the time, the proposal will be declined. Below is a
list of all parcels located within the search area that qualify under the Collier County Land
9.A.3.f
Packet Pg. 610 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 2 of 25
Development Code. Analyzed parcels located within the search ring are organized by major road.
Aerials for each major street, as well as an overall aerial showing the search area, are below.
Image of the Verizon and AT&T Search Areas. The Verizon Search area is outlined in Yellow
while the AT&T Search area is outlined in blue. The portion of the AT&T Search Area that does
not overlap with the Verizon Search Area is not included in this analysis as AT&T is not the Anchor
Tenant. Therefore, the site cannot be located outside of the Verizon Search Area.
NOTE: Some of the parcels below were evaluated utilizing
Collier County GIS Zoning Maps
9.A.3.f
Packet Pg. 611 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 3 of 25
Everglades Blvd, North of Oil Well Rd
Everglades Blvd Parcel Map
This segment Everglades Blvd consists of 60 qualifying parcels within the search ring:
39770840008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 612 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 4 of 25
39770800006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770760007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770720005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770640004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843200009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843240001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843080009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770400008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770320007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 613 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 5 of 25
39770360009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770200004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843000005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843040007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842920005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842840004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842800002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842680002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770160102
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 614 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 6 of 25
39770120003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770080004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770040002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951240003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951160109
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951160002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842560009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842440006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39902280009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 615 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 7 of 25
39902080005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951120000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951040009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950920007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950800004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950840006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39902000001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901880002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901920001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 616 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 8 of 25
39901840000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901800008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901760009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950760005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950720003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950640002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950560001
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39902000001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901880002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 617 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 9 of 25
39901920001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901840000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901800008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901760009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901600004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901640006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901560005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901520003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901520100
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 618 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 10 of 25
39901440002
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39950440008
• Explanation – I attempted to contact the property owner but did not receive a response.
We would find ourselves in an identical zoning situation on this parcel as we currently
find ourselves.
39950400006
• Explanation – This parcel is developed entirely as a water retention pond.
39901280000
Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39901200006
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.f
Packet Pg. 619 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 11 of 25
Everglades Blvd, Between Randall Blvd and Oil Well Rd
Everglades Blvd Parcel Map
This segment of Everglades Blvd consists of 38 qualifying parcels:
39950080002
• Explanation –This parcel does not provide setbacks from existing structures that would
be equal to or greater than the parent parcel.
40171120002
• Explanation –This is the parcel that was selected.
9.A.3.f
Packet Pg. 620 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 12 of 25
39901000109
• Explanation –I attempted to contact the property owner but did not receive a response.
39901000002
• Explanation –I attempted to contact the property owner but did not receive a response.
40244480006
• Explanation –I attempted to contact the property owner but did not receive a response.
40244440004
• Explanation –I attempted to contact the property owner but did not receive a response.
40244320001
• Explanation –This parcel has inadequate space for the tower site.
40171080003
• Explanation – I attempted to contact the property owner but did not receive a response.
40171000009
• Explanation – I attempted to contact the property owner but did not receive a response.
40170920009
• Explanation – I attempted to contact the property owner but did not receive a response.
40170920106
• Explanation –I attempted to contact the property owner but did not receive a response.
40170840008
• Explanation – This parcel does not provide setbacks from existing structures that would
be equal to or greater than the parent parcel.
40170880000
• Explanation – Parcel does not allow setbacks from existing structures No access
40244240000
• Explanation –I attempted to contact the property owner but did not receive a response.
40244200008
• Explanation –I attempted to contact the property owner but did not receive a response.
9.A.3.f
Packet Pg. 621 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 13 of 25
40243960006
• Explanation – This parcel does not provide setbacks from existing structures that would
be equal to or greater than the parent parcel and lacks a usable access point.
40244000004
• Explanation –I attempted to contact the property owner but did not receive a response.
40170760007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170680006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170640004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170520001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243520006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243480007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243440005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 622 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 14 of 25
40243360004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243400003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170480002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170440000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170360009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170400008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170280008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170200004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243320002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 623 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 15 of 25
40243320002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243240001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243040007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.f
Packet Pg. 624 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 16 of 25
Everglades Blvd, South of Randall Blvd
Everglades Blvd Parcel Map
This segment of Everglades Blvd consists of 32 qualifying parcels:
40170160005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170080004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 625 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 17 of 25
40351400005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243000005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40304200003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40304160004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40351320004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40351280005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40351000007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40304120002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 626 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 18 of 25
40304000009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303920009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303960001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303880107
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350960009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350600000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303800006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303760007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303720102
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 627 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 19 of 25
40303720005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303680006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303640004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350560001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350200109
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303520001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303560003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303440000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303480002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 628 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 20 of 25
40303400008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350160003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350120001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303360106
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.f
Packet Pg. 629 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 21 of 25
Oil Well Road
Oil Well Road Parcel Map
Oil Well Road consists of 14 qualifying parcels, within the search ring:
39900880003
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39900840001
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39900960004
• Explanation –This is inadequate space on this parcel because it is fully occupied by the
parent use.
40010600007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 630 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 22 of 25
40010680001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
73650000102
• Explanation –This parcel is planned to be used for a future right of way expansion.
73650000267
• Explanation –This parcel is within a floodplain.
73650000241
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000063
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000225
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000021
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000283
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000089
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000047
• Explanation –This parcel is within a floodplain.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.f
Packet Pg. 631 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 23 of 25
Randall Blvd and Sabal Palm Middle School
Randall Blvd Parcel Map
9.A.3.f
Packet Pg. 632 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 24 of 25
Sabal Palm Parcel Map
Randall Blvd consists of 3 qualifying parcels and one potentially qualifying parcel within the
search ring:
40243080009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243080009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40242960007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 633 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 634 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 1 of 25
Laura DeJohn
Collier County Growth Management Department
2800 North Horseshoe Drive
Naples, Florida 34104
Re: Site Acquisition Methodology for US-FL-5283 Palmetto Ridge II
Dear Ms. DeJohn,
I lead the site acquisition process on site US-FL-5283 Palmetto Ridge II (“Palmetto Ridge II”) for
Bridger Tower Corporation (“Bridger”). Palmetto Ridge II is a 180’ AGL lattice style
communication tower proposed at 3147 31St Ave NE, in Collier County, Florida, (Parcel No.
40171120002 to solve a gap in service for Verizon in and around the area of Everglades Blvd, 31st
Avenue, and Oil Well Road. Verizon will be the anchor tenant and their proposed coverage will
serve an area with an estimated general population of 5,000 persons. Verizon is experiencing a
gap in service that consists primarily of a lack of capacity, brought on by a lack of coverage of
higher capacity radio bands licensed to Verizon.
Verizon originally requested a 250’ AGL self- support style communication tower. I began site
acquisition work for Palmetto Ridge II on 07/19/2020. During that time, I pursued 12 parcels to
more advanced stages of negotiations and drove the entire search ring numerous times, looking for
different locations while searching for a suitable property that met the requirements of the
County’s Land Development Code (LDC), met Verizon’s RF objectives, and had a landlord
willing to lease their land. The site acquisition search lasted until 11/09/2021, when Bridger
secured a lease on the 3147 31St Ave NE, property. The site acquisition process ultimately took
16 months.
The site acquisition process begins when I receive the anchor tenant’s structure requirements and
search area. These parameters are informed by the carrier’s RF needs. After I review the anchor’s
parameters, I then map the search area to identify any existing towers that may be within it. Then
I perform a reconnaissance drive, which confirms whether there are unregistered towers or
structures of adequate height that could be viable for colocation. If neither of those are present, I
also begin identifying potential locations for a new tower during the reconnaissance drive.
The process of identifying the appropriate landowner “contact” varies from search area to search
area. It can be as short as a few days or, in extreme cases, it can last many months. During that
time, I contact candidate properties via phone, email, and websites; physically visit locations; and
send letters to property owners of record. Once contact is established, I am often “bounced” around
within organizations until the appropriate decision maker is identified. In many cases, once I speak
with a potential “contact,” they immediately decline the proposal.
When an interested landowner wishes to pursue the proposal, communication can continue for
months as information and lease negotiations are shared with boards, family members, and other
stakeholders. Unfortunately, the majority of the time, the proposal will be declined. Below is a
list of all parcels located within the search area that qualify under the Collier County Land
9.A.3.f
Packet Pg. 635 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 2 of 25
Development Code. Analyzed parcels located within the search ring are organized by major road.
Aerials for each major street, as well as an overall aerial showing the search area, are below.
Image of the Verizon and AT&T Search Areas. The Verizon Search area is outlined in Yellow
while the AT&T Search area is outlined in blue. The portion of the AT&T Search Area that does
not overlap with the Verizon Search Area is not included in this analysis as AT&T is not the Anchor
Tenant. Therefore, the site cannot be located outside of the Verizon Search Area.
NOTE: Some of the parcels below were evaluated utilizing
Collier County GIS Zoning Maps
9.A.3.f
Packet Pg. 636 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 3 of 25
Everglades Blvd, North of Oil Well Rd
Everglades Blvd Parcel Map
This segment Everglades Blvd consists of 60 qualifying parcels within the search ring:
39770840008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 637 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 4 of 25
39770800006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770760007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770720005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770640004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843200009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843240001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843080009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770400008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770320007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 638 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 5 of 25
39770360009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770200004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843000005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39843040007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842920005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842840004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842800002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842680002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770160102
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 639 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 6 of 25
39770120003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770080004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39770040002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951240003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951160109
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951160002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842560009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39842440006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39902280009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 640 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 7 of 25
39902080005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951120000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39951040009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950920007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950800004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950840006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39902000001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901880002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901920001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 641 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 8 of 25
39901840000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901800008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901760009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950760005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950720003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950640002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39950560001
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39902000001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901880002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 642 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 9 of 25
39901920001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901840000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901800008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901760009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901600004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901640006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901560005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901520003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
39901520100
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 643 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 10 of 25
39901440002
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39950440008
• Explanation – I attempted to contact the property owner but did not receive a response.
We would find ourselves in an identical zoning situation on this parcel as we currently
find ourselves.
39950400006
• Explanation – This parcel is developed entirely as a water retention pond.
39901280000
Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39901200006
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.f
Packet Pg. 644 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 11 of 25
Everglades Blvd, Between Randall Blvd and Oil Well Rd
Everglades Blvd Parcel Map
This segment of Everglades Blvd consists of 38 qualifying parcels:
39950080002
• Explanation –This parcel does not provide setbacks from existing structures that would
be equal to or greater than the parent parcel.
40171120002
• Explanation –This is the parcel that was selected.
9.A.3.f
Packet Pg. 645 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 12 of 25
39901000109
• Explanation –I attempted to contact the property owner but did not receive a response.
39901000002
• Explanation –I attempted to contact the property owner but did not receive a response.
40244480006
• Explanation –I attempted to contact the property owner but did not receive a response.
40244440004
• Explanation –I attempted to contact the property owner but did not receive a response.
40244320001
• Explanation –This parcel has inadequate space for the tower site.
40171080003
• Explanation – I attempted to contact the property owner but did not receive a response.
40171000009
• Explanation – I attempted to contact the property owner but did not receive a response.
40170920009
• Explanation – I attempted to contact the property owner but did not receive a response.
40170920106
• Explanation –I attempted to contact the property owner but did not receive a response.
40170840008
• Explanation – This parcel does not provide setbacks from existing structures that would
be equal to or greater than the parent parcel.
40170880000
• Explanation – Parcel does not allow setbacks from existing structures No access
40244240000
• Explanation –I attempted to contact the property owner but did not receive a response.
40244200008
• Explanation –I attempted to contact the property owner but did not receive a response.
9.A.3.f
Packet Pg. 646 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 13 of 25
40243960006
• Explanation – This parcel does not provide setbacks from existing structures that would
be equal to or greater than the parent parcel and lacks a usable access point.
40244000004
• Explanation –I attempted to contact the property owner but did not receive a response.
40170760007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170680006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170640004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170520001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243520006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243480007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243440005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 647 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 14 of 25
40243360004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243400003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170480002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170440000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170360009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170400008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170280008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170200004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243320002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 648 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 15 of 25
40243320002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243240001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243040007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.f
Packet Pg. 649 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 16 of 25
Everglades Blvd, South of Randall Blvd
Everglades Blvd Parcel Map
This segment of Everglades Blvd consists of 32 qualifying parcels:
40170160005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40170080004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 650 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 17 of 25
40351400005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243000005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40304200003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40304160004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40351320004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40351280005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40351000007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40304120002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 651 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 18 of 25
40304000009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303920009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303960001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303880107
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350960009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350600000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303800006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303760007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303720102
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 652 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 19 of 25
40303720005
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303680006
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303640004
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350560001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350200109
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303520001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303560003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303440000
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303480002
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 653 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 20 of 25
40303400008
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350160003
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40350120001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40303360106
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.f
Packet Pg. 654 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 21 of 25
Oil Well Road
Oil Well Road Parcel Map
Oil Well Road consists of 14 qualifying parcels, within the search ring:
39900880003
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39900840001
• Explanation – This parcel would not be able to provide setbacks from Estates zoned lands
that are equal to or larger than the selected parcel.
39900960004
• Explanation –This is inadequate space on this parcel because it is fully occupied by the
parent use.
40010600007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 655 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 22 of 25
40010680001
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
73650000102
• Explanation –This parcel is planned to be used for a future right of way expansion.
73650000267
• Explanation –This parcel is within a floodplain.
73650000241
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000063
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000225
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000021
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000283
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000089
• Explanation –I attempted to contact the property owner but did not receive a response.
73650000047
• Explanation –This parcel is within a floodplain.
Therefore, no feasible alternate sites exist along this major road.
9.A.3.f
Packet Pg. 656 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 23 of 25
Randall Blvd and Sabal Palm Middle School
Randall Blvd Parcel Map
9.A.3.f
Packet Pg. 657 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Page 24 of 25
Sabal Palm Parcel Map
Randall Blvd consists of 3 qualifying parcels and one potentially qualifying parcel within the
search ring:
40243080009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40243080009
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
40242960007
• Explanation – This parcel is within the Verizon’s search ring area but outside of AT&T’s
search ring area. Therefore, no contact was made as it would not be able to solve AT&T’s
gap in service.
9.A.3.f
Packet Pg. 658 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.f
Packet Pg. 659 Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.fPacket Pg. 660Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
PROPOSED TOWER LOCATION& WELL FIELD OVERLAYIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER: REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONING NMCAUW5 03-07-23Z-1WELL FIELD OVERLAY9.A.3.fPacket Pg. 661Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
AERIALIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER: REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONING NMCAUW5 03-07-23Z-2AERIAL (IMAGERY DATE: 10/2/2022)9.A.3.fPacket Pg. 662Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.fPacket Pg. 663Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.fPacket Pg. 664Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
TOWER ELEVATIONIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER: REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONING NMCAUW5 03-07-23Z-5TOWER ELEVATIONTOWER NOTES:9.A.3.fPacket Pg. 665Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
NOTES:········COMPOUND WALL& GATE DETAILSZ-6WALL REINFORCEMENTGATE STOPPER DETAILGATE DETENT DETAILWALL PLANWALL SIDE ELEVATIONNOTE:TYPICAL WALL ELEVATIONIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER: REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONING NMCAUW5 03-07-239.A.3.fPacket Pg. 666Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER: REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONING NMCAUW5 03-07-23PROPOSEDSIGNAGEZ-7PROPOSED SIGNAGENOTICERadio frequency fields beyondthis point may exceed the FCCgeneral public exposure limit. Obey all posted signs and site guidelinesfor working in radio frequencyenvironments.SITE NAME:SITE NUMBER:FCC TOWER ID:Owned by: BRIDGER TOWER CORPORATIONTelephone: 785 - 764 - 6682NO TRESPASSINGPALMETTO RIDGE 2US-FL-5283US-FL-52839.A.3.fPacket Pg. 667Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER: REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONINGNMCAUW5 03-07-23FLUCCS MAPZ-8FLUCCS MAP9.A.3.fPacket Pg. 668Attachment: Att E - Applicants Backup (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
1
LauraDeJohnVEN
From:Mattaniah Jahn <mjahn@thelawmpowered.com>
Sent:Thursday, May 9, 2024 3:42 PM
To:LauraDeJohnVEN
Cc:Cindy Jean LeBlanc
Subject:FW: Bridger - Evergaldes and 31st Ave NE - Follow Up on 02/08/24 NIM
(PL20220006738 and PL20220003008)
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.
Laura,
Here’s the response from Ms. Figueroa.
Thanks,
M
Mattaniah S. Jahn, Esq.
Firm Practicing in Florida and Georgia
Law Office of Mattaniah S. Jahn, PA
WE HAVE MOVED!
935 Main Street., Suite C4
Safety Harbor, FL 34695
T: 727.773.2221
F: 727.773.2616
C: 941.685.3770
E: mjahn@thelawmpowered.com
FL Bar No: 105256
GA Bar No: 354372
NOTICE: This is privileged and confidential and intended only for those named to receive it. If you are not one of them, then any use, dissemination, distribution,
reading, forwarding, printing, or copying of this is strictly prohibited, and you are requested to notify ME immediately by calling me collect at the number above or
emailing me at the address above.
DISCLAIMER: Although this email and any attachments are believed to be free of any VIRUS or other defect that might affect any computer system into which it is
received and opened, it is the responsibility of the recipient to ensure that it is virus free and I accept no responsibility for any loss or damage.
From: Jessica Fig <jessicasellsnaples@gmail.com>
Sent: Thursday, May 9, 2024 3:37 PM
9.A.3.g
Packet Pg. 669 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
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To: Mattaniah Jahn <mjahn@thelawmpowered.com>
Subject: Re: Bridger - Evergaldes and 31st Ave NE - Follow Up on 02/08/24 NIM (PL20220006738 and PL20220003008)
I appreciate you speaking out on our behalf and so happy to see it will not be an eye sore! Thank you!
Best Regards,
Jessica Figueroa
Direct: 239-272-0970
On Thu, May 9, 2024 at 3:20 PM Mattaniah Jahn <mjahn@thelawmpowered.com> wrote:
Jessica,
I hope you and your family are well. Thank you for your time on the evening of February 8 to discuss the
Everglades and 31ST Ave NE. Its taken a little while for me to get all my homework done from the
meeting so, just as a refresher, I presented a project for a 184’ tall lattice style communication tower
that would support antennas for Verizon and AT&T. You asked for information on RF safety and if we
could revise the tower to a tree design, like the tower on Green Blvd down on the Northern edge of
Golden Gate City. I said I would try to get a Non-Ionizing Electromagnetic Radiation (NIER) report
commissioned for the project and that I would talk with both Bridger Tower Corporation (they will be the
tower owner) and Verizon to see if monopine style camouflaging would be possible. Verizon didn’t
authorize a full NIER study for the project, but they do want me to share the following link to FCC page
on communication tower and wireless device safety for the public. The link for the FCC is:
https://www.fcc.gov/engineering-technology/electromagnetic-compatibility-division/radio-frequency-
safety/faq/rf-safety. Also, I am please to be able to say that Bridger is changing the design of the project
from a lattice to a monopine, like the Green Blvd. Tower. I am attaching copies of the previous photo-
simulations of the tower as a lattice, new photo-simulations of the monopine design, and revised plans
for the monopine design for your information. I will also forward the simulations and plans to Laura
DeJohn (she was the county representative at the meeting) so the application can be revised. I hope I’ve
adequately addressed your concerns from the meeting, please let me know if you have any
questions. Have a great day.
Thanks,
9.A.3.g
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M
Mattaniah S. Jahn, Esq.
Firm Practicing in Florida and Georgia
Law Office of Mattaniah S. Jahn, PA
WE HAVE MOVED!
935 Main Street., Suite C4
Safety Harbor, FL 34695
T: 727.773.2221
F: 727.773.2616
C: 941.685.3770
E: mjahn@thelawmpowered.com
FL Bar No: 105256
GA Bar No: 354372
NOTICE: This is privileged and confidential and intended only for those named to receive it. If you are not one of them, then any use, dissemination, distribution,
reading, forwarding, printing, or copying of this is strictly prohibited, and you are requested to notify ME immediately by calling me collect at the number above or
emailing me at the address above.
DISCLAIMER: Although this email and any attachments are believed to be free of any VIRUS or other defect that might affect any computer system into which it
is received and opened, it is the responsibility of the recipient to ensure that it is virus free and I accept no responsibility for any loss or damage.
9.A.3.g
Packet Pg. 671 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Photo Locations
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
9.A.3.g
Packet Pg. 672 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2
Self-Support Tower Simulation
184-ft AGL
Photo #1 - approx. 1,597’ NNW of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Packet Pg. 673 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2
Self-Support Tower Simulation
184-ft AGL
Photo #2 - approx. 1,180’ NNE of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Packet Pg. 674 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2
Self-Support Tower Simulation
184-ft AGL
Photo #3 - approx. 1,140’ E of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Self-Support Tower Simulation
184-ft AGL
Photo #4 - approx. 225’ S of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Self-Support Tower Simulation
184-ft AGL
Photo #5 - approx. 1,578’ SSW of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Self-Support Tower Simulation
184-ft AGL
Photo #6 - approx. 387’ W of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Self-Support Tower Simulation
184-ft AGL
Photo #7 - approx. 1,843’ W of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Self-Support Tower Simulation
184-ft AGL
Photo #8 - approx. 2,955’ NW of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Photo Locations
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Packet Pg. 681 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2
Monopine Tower Simulation
184-ft AGL
Photo #1 - approx. 1,597’ NNW of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Packet Pg. 682 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2
Monopine Tower Simulation
184-ft AGL
Photo #2 - approx. 1,180’ NNE of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Monopine Tower Simulation
184-ft AGL
Photo #3 - approx. 1,140’ E of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Monopine Tower Simulation
184-ft AGL
Photo #4 - approx. 225’ S of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
9.A.3.g
Packet Pg. 685 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2
Monopine Tower Simulation
184-ft AGL
Photo #5 - approx. 1,578’ SSW of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
9.A.3.g
Packet Pg. 686 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2
Monopine Tower Simulation
184-ft AGL
Photo #6 - approx. 387’ W of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Packet Pg. 687 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2
Monopine Tower Simulation
184-ft AGL
Photo #7 - approx. 1,843’ W of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Monopine Tower Simulation
184-ft AGL
Photo #8 - approx. 2,955’ NW of site
Palmetto Ridge 2 (US-FL-5283) 31st Ave NE Naples, FL 34120
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Packet Pg. 689 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2
IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER:REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONINGNMCAUW503-07-23TITLE SHEETT-1T-1LOCATION MAPNDRIVING DIRECTIONSCONTACT INFORMATIONINDEX OF SHEETSSHEETDESCRIPTIONT1TITLE SHEET1A COORDINATESCONCEPTUAL SITE PLANZ3TOWER ELEVATONZ2COMPOUND DETAIL3147 31ST AVE NE,NAPLES, FL 34120(COLLIER COUNTY)SITE NAME:US-FL-5283PALMETTO RIDGE 2PL20220003008PL20220006738PROJECT INFORMATIONSITE NAME:PROJECT DESCRIPTION:TOWER TYPE:SITE ADDRESS:180' MONOPINE TOWER184' T/LIGHTNING ROD/BRANCHESUS-FL-5283 PALMETTO RIDGE 2AREA OFCONSTRUCTION:LEGAL DESCRIPTION:10,000 ± SQ. FT.TOWER OWNER:BRIDGER TOWER CORPORATION1951 EAST 400TH ROADLECOMPTON, KS 66050DEREK DYE, PRESIDENT(785) 764-6682SITE APPLICANT:ORIGINAL SURVEYOR:CIVIL ENGINEER:TOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603JOSHUA H. CARDEN(919) 661-6351ELECTRICAL ENGINEER:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:PROPERTY OWNER:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:NAME:ADDRESS:CITY, STATE, ZIP:CONTACT:PHONE:W 81° 32' 32.24" (NAD '83) *N 26° 17' 22.0" (NAD '83) *LATITUDE:LONGITUDE:GROUND ELEVATION:SMW ENGINEERING GROUP INC.12979 N TELECOM PARKWAYTAMPA, FL 33637JOHNNY FLASKAMP(813)615-1422GOLDEN GATE EST UNIT 68TR 15 OR 1591 PG 5593147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)CODE COMPLIANCE1.INTERNATIONAL BUILDING CODE(2018 EDITION)2.INTERNATIONAL CODE COUNCIL3.ANSI/TIA/EIA-222-H4.NATIONAL ELECTRIC CODE(2017 EDITION)5.CITY/COUNTY ORDINANCES6. IBC 2020 WINDZONE CODECALL FOR UNDERGROUNDUTILITIES PRIOR TO DIGGING(800) 424-5555EMERGENCY:CALL 911UTILITIES:POWER COMPANY:ADDRESS:CONTACT:PHONE:TELEPHONE COMPANY:CONTACT:PHONE:LAW OFFICE:T.B.D.UNKNOWNUNKNOWNAGENT OF RECORDFLORIDA POWER & LIGHT CO751 39TH AVE NE, NAPLES, FL 34120CUSTOMER SERVICE(239) 262-13228REVPROJECT DESCRIPTION & NOTESCONSTRUCTION OF A TELECOMMUNICATION FACILITY, CONSISTING OFANTENNAS & ASSOCIATED APPURTENANCES ON A PROPOSED MONOPINETOWER, FENCED COMPOUND & SERVICE EQUIPMENT FOR FUTURE CARRIERS. NOWATER OR SEWER IS REQUIRED.1.FACILITY DESIGNED IN ACCORDANCE WITH COLLIER COUNTY REGULATIONS.2.THIS IS AN UNMANNED FACILITY WHICH WILL NOT REQUIRE ANY WATER ORSEWER FACILITIES.3.TRAFFIC WILL CONSIST ONLY OF MAINTENANCE PERSONNEL, VISITING THESITE APPROXIMATELY TWICE A MONTH.DRIVING SOUTH ON I-75 TAKE EXIT 111 TO IMMOKALEE RD. STAY IMMOKALEE RDFOR 13.2 MILES. TURN RIGHT ONTO RANDALL BLVD AND STAY ON FOR 3.4 MILES.TURN LEFT ONTO EVERGLADES BLVD. THEN TURN RIGHT ONTO 31ST AVE NE.THEN THE SITE WILL BE ON THE LEFT HAND SIDE OF THE ROAD.MATTANIAH S. JAHN, PA935 MAIN ST, SUITE C4SAFETY HARBOR, FL 56 34695MATTANIAH JAHN(727) 773-2221PARCEL #:40171120002ZONING:E - ESTATES* INFORMATION PROVIDED IN THE FORM OF A 1A CERTIFICATION BY SMWENGINEERING GROUP, INC. DATED MAY 5, 2022.ZONING JURISDICTION:COLLIER COUNTYZ1PROPOSED TELECOMMUNICATIONSFACILITY15.4" (NAVD '88) *Z4AREA PLANTOWER ENGINEERING PROFESSIONALS, INC.326 TRYON RD.RALEIGH, NC 27603JOSHUA H. CARDEN(919)661-6351CARLOS J. MERAW202 GOLDEN GATE BLVD WESTNAPLES, FL 34120CARLOS J. MERAW(239) 825-3231SIGNAGEZ5ALL WORK & MATERIALS SHALL BE PERFORMED AND INSTALLED INACCORDANCE WITH THE CURRENT EDITIONS OF THE FOLLOWINGCODES AS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES.NOTHING IN THESE PLANS IS TO BE CONSTRUED TO PERMIT WORKNOT CONFORMING TO THE LATEST EDITIONS OF THE FOLLOWING:SITEPROPOSED TOWER LOCATION & WELL FIELD LOCATIONFENCE DETAILSZ6Z78888888FLUCCS BIOLOGIST TRANSECTSZ889.A.3.gPacket Pg. 690Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
PROPOSED TOWER LOCATION& WELL FIELD OVERLAYIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER:REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONINGNMCAUW503-07-23Z-1WELL FIELD OVERLAY9.A.3.gPacket Pg. 691Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
AERIALIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER:REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONINGNMCAUW503-07-23Z-2AERIAL (IMAGERY DATE: 10/2/2022)9.A.3.gPacket Pg. 692Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
CONCEPTUALSITE PLANIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER:REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONINGNMCAUW503-07-23Z-3CONCEPTUAL SITE PLAN31ST AVENUE NELEGEND1-A COORDINATESTOWER SETBACKSNOTES:SOUTH BOUND LANESEVERGLADES BOULEVARD NMOSQUITO CONTROL NOTES:RESIDENTIAL SEPARATIONSRESIDENTIAL SETBACK NOTE:9.A.3.gPacket Pg. 693Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
9.A.3.gPacket Pg. 694Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
TOWER ELEVATIONIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER:REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONINGNMCAUW503-07-23Z-5TOWER ELEVATIONTOWER NOTES:9.A.3.gPacket Pg. 695Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
NOTES:········COMPOUND WALL& GATE DETAILSZ-6WALL REINFORCEMENTGATE STOPPER DETAILGATE DETENT DETAILWALL PLANWALL SIDE ELEVATIONNOTE:TYPICAL WALL ELEVATIONIT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER:REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONINGNMCAUW503-07-239.A.3.gPacket Pg. 696Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER:REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONINGNMCAUW503-07-23PROPOSEDSIGNAGEZ-7PROPOSED SIGNAGENOTICERadio frequency fields beyondthis point may exceed the FCCgeneral public exposure limit. Obey all posted signs and site guidelinesfor working in radio frequencyenvironments.SITE NAME:SITE NUMBER:FCC TOWER ID:Owned by: BRIDGER TOWER CORPORATIONTelephone: 785 - 764 - 6682NO TRESPASSINGPALMETTO RIDGE 2US-FL-5283US-FL-52839.A.3.gPacket Pg. 697Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.ISSUED FOR:US-FL-5283PALMETTO RIDGE 2TOWER ENGINEERING PROFESSIONALSOFFICE: (313) 425-1570TAMPA, FL 336105906 BRECKENRIDGE PARKWAYwww.tepgroup.netSEAL:SHEET TITLE:SHEET NUMBER:REVISION:TEP #:258947.4852518603-17-23NMC3147 31ST AVE. NENAPLES, FL 34120(COLLIER COUNTY)PL20220003008PL20220006738REVISED ZONINGREVISED ZONINGREVISED ZONINGNMCNMCNMCNMCNMC7806-19-2305-07-24SUITE A05-07-24REVISED ZONINGNMCAUW402-03-23REVISED ZONINGNMCAUW503-07-23FLUCCS MAPZ-8FLUCCS MAP9.A.3.gPacket Pg. 698Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
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Page 1 of 19
NIM – 2/8/2024 – Summary of Recording – Time started - 6:00 P.M.
Mattaniah S. Jahn: Ok. Good evening, everybody. I’m Mattaniah Jahn. I’m a Zoning Land use
attorney based out of Safety Harbor, Florida, and I work on cell tower projects. Before we go any
further I just need to let you know that by County regulations I have to record this meeting. So we
have the recording turned on up there and I have a back up mic over here. Anyways this is a
neighborhood information meeting for a project that we call Palmetto Ridge, that I call Palmetto
Ridge II. It’s actually located near 31st Street NE and Everglades Boulevard. What we’re having
tonight is a Neighborhood Information Meeting.
Man: Excuse me, 31st Street or 31st Avenue?
Mattaniah S. Jahn: 31st Ave., my apologies.
Man: Big difference.
Mattaniah S. Jahn: Alright so, before we start, I have a disclosure to read to you from the County
Administrative Code. The County has put forth rules of decorum. The purpose and intent of
Neighborhood Information Meeting Ordinance is to provide the public with notice of the
impending land use petition and to foster communication between the petitioner, me, and the
public. To promote increased participation and convenience to the interested members of the
public, all NIM’s shall be conducted at a physical location, where we are tonight at Big Corksrew
Park Community Center, and then also provided over the internet via video conferencing. I’m sorry
I started my week in Covington, Georgia. Anyways, so there’s two ways to attend. You have all
chosen to be here in person. The expectation is that all NIM attendees will conduct themselves in
such a manner as their presence will not interfere with the orderly progress of the meeting. The
petitioner is encouraged to buy licensed, qualified security detail for in person meetings, which
will be at the petitioner’s expense. If the petitioner or staff determines that the NIM cannot be
completed due to the disorderly conduct of the members of the public. I don’t think that’s going to
happen tonight. The petitioner shall have the right to adjourn the NIM but will be required to
conduct another newly advertised NIM either in person or via video conferencing technology or
both at the petitioner’s discretion.
Now I’m going to go into why I’m taking up part of your evening, if that’s ok.
This is a project for 184’ tall lattice style communication tower at 31st Avenue and Everglades. Just
to go into a primer for why the tower is needed. I’m sure I’m telling you stuff that you already
know. There’s a lot of development that’s been happening out in east Collier County in the estates,
traffic over the wireless networks has increased. And also, we use our phones in different places.
For example, my father was a traveling salesman in Sarasota/Manatee County and he used to take
and stop at the payphone every so often when he could find one. Check in with my mother while
I was young and growing up. That later turned into him having a cell phone, right. And that’s where
we used them when we were out in cars and such on major roads. And then as it went along we
started using them in more places. Now we use them in our homes in place of wired line
connections and different devices connect to the network. So smart watches, those connect to the
network, and take space on the network. This tablet right here has the ability to connect to the
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Page 2 of 19
network and run off of it. And we really use our wireless network, our cellular network, as our way
to connect for our personal use, business use, education, and of course 911 purposes.
Alright, let’s go forwards.
So, not what I’ve gone through the basics, obviously there’s a lack of coverage out in the estates.
I don’t think anyone doubts that.
Man: *inaudible*
Mattaniah S. Jahn: And then of course with all the people moving in, just like with how the roads
are getting bogged down with traffic, it also happens on the cellular network. The cell towers
function just like roads. They have so much traffic that they can take. We call it capacity and as
you load them up with more and more connections you burden them just like the roads you travel
every day around the county.
Next. So, half of the challenge with putting in, at least on the eastern side of Collier County, is
setting up coverage and the other half is setting ahead of the traffic. You don’t want to take and run
out of capacity on towers because then you can’t take new connections. You may have noticed that
when you go to call, and you go straight to voicemail. Or if you’re just going along and you get a
“beep, beep, beep” sometimes that’s because you have a weak signal, but if you got four bars that’s
because the tower no longer has the capacity to keep you call going. If you’re navigating and the
map starts spinning, the tower lost capacity usually in those instances.
Next. So, Considerations when placing a tower. In order for it to it’s job all towers are inherently
local to the area that they serve and they have to be spread out. So just like the lights in this room.
You have a room that has these 2 foot square lights all around it. If I were to take and put all the
lights on that end of the room, like how I have the ones that are turned on right now. The area (I
should not get away from the microphone, I’ve done that in the past). The area in the back gets
dark. So you have to spread them out if you want to evenly light the room. Alright, so next you
have to take into account balancing that and neighboring properties. In the estates the way that
code currently defaults doing that (Mattaniah paused while new guests entered and got settled in).
Mattaniah S. Jahn: So, currently the county code ideally you’d be able to provide two and a half
times tower height separation from the nearest property that’s residential. That’s not the case in
the estates because for as far as the eye can see the lots are all too small in order to provide that
separation. So, in the estates the way the code directs us is to parcels that have frontage along, that
abut major roads like Everglades Boulevard. And you always obviously look for the biggest parcel
you can find.
Man: *inaudible*
Mattaniah S. Jahn: Yes, it is. Next, Please. The other thing and I went a little bit out of order
because I started with “located near the traffic source” all towers are local. And you can see it with
this room, you know? The lights on the front half the room are off to allow my projector to work.
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If we turn those lights on the room’s evenly lit. If we move the lights over to the other end. Like
how we just did by essentially turning off the lights, only part of the room is way. The last thing
to keep in mind is that the towers work together as a network.
I grew up in a radio station in Sarasota. And from City Island in Sarasota, that tower could reach,
send music out to people, to Saint Petersburg to the north and Venice to the south. So about 30-
40 miles in either direction, because it's just sending music to a car radio or to a house radio.
But because cell phones, essentially function almost like, they’re like a smart walkie talkie really.
A cell tower can't reach that far. And I'll have propagation maps to show you the coverage.
Man: *inaudible*
Mattaniah S. Jahn: Correct.
Here is an aerial from Google Earth, just showing the area around the parent parcel and on our
parent parcel where the tower will be located is 3147 31st Avenue Northeast. I have put an
orange arrow over it. There's currently a house on the western side. You can see to the north
running east west we have Oil Well Road. And then in the middle of running north south, we
have Everglades Boulevard.
Next, please.
This is just a closer view.
Next, please.
And this is closer. This was before the house was constructed. I have another aerial that shows
the house that’s on the parent parcel. And like I said before, the tower is going to be centered on
the eastern side of the parent parcel.
Next, please. What’s proposed? Next.184 ft. tall lattice style tower and the lattice tower has
ironworks that support it. It’s see through. You can look through it. It doesn't have guyed wires
extending out of them.
There will be antennas mounted on the upper end of the tower. This will be designed so that way
it can collocate up to 4 users. They can collocate multiple users starting first with Verizon
Wireless because they're the ones who are trying to solve a gap in their service to everyone in
this area.
AT&T also has interest in collocating on the tower underneath Verizon.
Man: There are no others.
Mattaniah S. Jahn: Right now, no. But in the Estates, towers that are built are basically
expected to attract most, if not all carriers. There's only four carriers in the US, so that would
leave T-mobile.
Man: Who are they? Name them for me.
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Mattaniah S. Jahn: Yes. So, the four national carriers, that pretty much all your other cellular
services work off of, they just might rebrand their signal are Verizon Wireless, AT&T, T-Mobile,
and Dish Wireless. You may remember the name Sprint from back in the day, they actually
merged with T-Mobile, and as part of that, because the FCC considers the cellular network to
basically be infrastructure and they want a competitive market. They didn't allow the merger.
They only allowed the merger once Dish was ready to join the market, so that way there would
be more competitors.
We’re going for a Conditional Use process. We are requesting a waiver from the 2.5 times tower
height separation to the north side to the east side and the south side of the tower.
The next parcel to the West, not the house that's on the parent parcel. If that was a separate
property, it would be subject to a waiver just like this one. So, it's similar distance of the
landlord's property. But the next parcel is on the other side of Everglades Boulevard and that
direction does meet the 2.5 times tower height separation. I'm not asking for any other variances
from the County’s code. That's all I'm asking for.
Man: So explain that again, what is the variance you’re asking for?
Mattaniah S. Jahn: I'm asking for a waiver, as part of a conditional use, and it's to reduce the
2.5 times tower height residential separation to the north of the tower, to the east of the tower,
and to the south of the tower.
Man: Is this your only project in Collier County?
2nd Man: Not even close.
…
Laura DeJohn: I’m here on behalf of Collier County. Doing the Zoning Review, I’m required
here to make sure things go smooth. The main thing I just want to mention is this is recorded and
the Planning Commission wants to hear what goes on in the Neighborhood Meeting we need,
like it's a small group. It's cool to just ask questions, but for the record, please say your name and
and say your question as loud as you can. So anyone listening to this in three or four or five
months understands what is going on. OK?
Tim Porter: Yeah, my name is Tim Porter. I live in the area. Is this your only project in Collier
County?
Mattaniah S. Jahn: This is Mattaniah Jahn, and no, I have other tower projects in Collier
County.
Tim Porter: How many?
Mattaniah S. Jahn: I don't have an accurate count right now.
Tim Porter: I've seen a lot of notices in the paper for variances on cell towers throughout the
county and I just wondering what's going on.
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Mattaniah S. Jahn: At least for my perspective as someone who works in the tower industry.
What's happened is for the longest time the Estates really wasn't connected to the cellular grid.
And recently the carriers have been trying to construct in the Estates to provide wireless service
as the population in the Estates has increased.
Tim Porter: So let me ask you another question, and I'll rephrase my original question. How
many of your projects are in the Estates?
Mattaniah S. Jahn: I have at least one other project that is within Estate's platting, and I've done
at least one other project before this that was within the Estates zoning, OK?
Tim Porter: Now how will this project improve access to the internet?
Mattaniah S. Jahn: So it will. It will actually allow you to achieve an internet connection.
Tim Porter: If you have a cell phone provider?
Mattaniah S. Jahn: Correct.
Tim Porter: You have two open spots. You have no prospects?
Mattaniah S. Jahn: Not right now, there may be negotiations going on above my head. But right
now, the carriers that have shown interest and provided documentation are Verizon Wireless,
they're the ones who are holding Bridger Tower Corporation’s hand through the process. They
need it that badly. And then also AT&T, who has provided a letter, saying if this gets constructed,
we'd like to go on.
Man: Would you like to save questions for the end or do you want to have us keep interrupt you
because I have a ton of questions? And they’re related to yours, but I don't wanna get to the end
here and then have somebody say this meeting’s over.
Mattaniah S. Jahn: No, I'll be entertaining questions at the end, and I might be able to answer
some of your questions just by completing my presentation. And I apologize. There is going to
be a lighting requirement. There will be red lights on the tower. There is a scrivenor’s error on
that slide.
Woman: Will you clarify? Is it lighting…
Mattaniah S. Jahn: Correct. The Collier County Mosquito Control requires that we put red
marker lights on any tower that's over 150ft. They have something called Fresnel lenses. If that
name sounds familiar, we learned about Fresnel in high school. He had the prism lenses they had
been using in the lighthouses since the 1800’s and that points the life out and upwards towards
the aircraft.
Next please. Next. Next.
All right, so I'm just gonna show a couple of sheets from the site plan. If you want full copy.
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Please email me. I have business cards and I can send you a full copy of the plans or contact
Miss DeJohn. She has the county's copy of the plans and all the other documents that I've given
to the County.
First, I have an aerial sheet and unfortunately, the engineer chose to draw the black lines because
that's just the way engineers like to do these things. But you can see the parcel that the tower is
on is this rectangle and you can see Everglades Boulevard going north-south and 31st Avenue,
Northeast going East West.
You can see the house on the western side and on the eastern side, you can see two squares. The
outer squares. The edge of what would be the landscape buffer around the tower. The inner
square is the equipment compound. The equipment compound is a space that is walled off with
an 8 ft. Tall concrete block wall that will either be block or be precast, like what you see around
subdivisions. Outside of that is a landscape buffer. Inside of that are cabinets like what you see
controlling traffic lights. Those cameras have the computers that run the antennas and radios at
the top. And then there's also usually a backup generator inside a sound dampening box that
meets your Noise Ordinance. And for those times when the power goes out. These facilities
aren't staffed. They're completely automated. So, they don't generate any meaningful traffic. One
trip per carrier per month in a pickup truck size vehicle is my rule of thumb. Because back in the
day before these were fully automated, and they actually reported back, they report diagnostics
back to the control centers, the technicians were required by federal law to come out and inspect.
Now we're able to monitor them remotely. So, I stick with the one trip per carrier month because
they actually come out less often than that.
Next please.
And this Orange arrow points to the equipment compound, and you see the triangle inside that.
That is where the lattice would be located.
Next please.
This is sheet Z3 of our plans, and it shows the parent parcel. And that's the dark black line that
you see. It actually goes underneath 31st Avenue Northeast and Everglades Boulevard. Pretty
much all the street in the Estates are easement roads instead of fee simple right of way, meaning
the county knows the dirt. You can see on the left-hand side the house. And on the right-hand
side is the equipment compound I was talking about.
You can see a gray outline box. That's the landscape buffer that's located on what that's required
under the code. Next to that would be the wall and then inside there, you can see the upper left-
hand corner is T Mobile's equipment pad. It's a space where you can put the cabinets, and you
can also see that there's enough space in there, that if four carriers collocate on the tower, they all
have space to put their compound equipment at the base.
You can also see the driveway extending south from the compound to 31st Avenue. The other
thing that this towers designed with is 130 ft Fall Zone Radius and a Falls Zone Radius means
that if the tower were to structurally fail, it would actually fold over upon itself and be contained
on the parent parcel.
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This tower would be designed for the 2023 Florida building codes, the latest revision that we
have and also the national it's called the TIA-EIA code. That’s the national standard for
communication towers and and then also your radio infrastructure. So it would be compliant with
both of those codes. And it will be designed for the wind zones in Collier County.
Next.
This is an elevation of what a lattice looks like. This is what this lattice would look like. And you
can see it gets narrow as we go up, but at the very top is where Verizon's antennas would be. And
the down below that is where you'll end up seeing AT&T’s antennas and antennas for anybody else
who collocates on the tower. The tower will be all gray and then, of course, it has those red lights
in the evening because of mosquito control.
Next, please.
This is just a sheet showing that the concrete wall that will be around the base of the
communication tower that keeps it secure, it hides the equipment, it's required by the county and
federal law, there's a fence. You won't be able to see through the wall.
Next, please.
That's a picture of a lattice that exists currently.
Next, please.
And I'll just run through photo simulations. All right. I'm gonna run clockwise around the site.
Starting with the intersection of Everglades Boulevard and Oil Well Road. This is the view from
Oil Well and Everglades and the tower is the gray structure that you see in the middle peeking up
over top the Brazillian peppers.
Next, please.
This is from 33rd Avenue Northeast. So you go south a couple more blocks, and you can see there's
a clearer view of it. On the base of the tower is…
**Brief interruption as a new citizen enters and gets settled in.**
This is from 33rd Avenue and the base of the tower is obscured by trees, and you can see the trees
that are on the property in front of us would be able to block it. And when there aren’t trees, there
is visability.
This is down 31st Avenue Northeast looking west. And you can see the tower is poking out of the
tree line a little bit taller than the power poles.
This is the shot from essentially the driveway for the tower. It's a little bit off to the right of it, so
31st Avenue northeast from the front of the property. This is your clearest visibility of the tower.
This is from Everglades and 29th Avenue Northeast.
Man: Did you Photoshop this?
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Mattaniah S. Jahn: Yes
Woman: It's not there now.
Mattaniah S. Jahn: Correct. These are photo stimulations. A simulation is basically geometry
applied. I’m going to simplify this or people that do photo simulations are going to be mad at me.
But basically geometry that's applied to photos. There's a couple of ways to do it. You can either
fly a balloon and take pictures and superimpose a picture of a tower over it. Or you can take an
established reference objects in your view shed and your distance from them, and I apologize. I
said geometry, it's probably actually calculus. I became a lawyer because I don’t like to do math
things. But then I got into one of the math-ier practices of law. Um, but with that, you can set your
scale. So, that's how these are prepared.
Laura DeJohn, Collier County: So you can point out that the top left is the true today and they’re
showing you…
Man: Yeah, I used to work for…I’m a building inspector.
David Pfaff: Yeah. Based on the reference points, you can calculate height and things.
Mattaniah S. Jahn: All right. So, um, that commenter was David Pfaff.
This is the intersection of Everglades and 31st. And you can see the property owner ’s house in the
foreground and what the lattice will look like in the background. This was actually produced using
a balloon and you can see the balloon on the upper lefthand corner.
Next, please.
This is from 31st Avenue west of Everglades, looking back east. You can see as you go away
objects get smaller and they scale down, so in the upper left hand corner you have the picture of
the balloon that was flown and down in the middle you have a picture of the tower.
Next, please.
And then this is from Oil Well Road specifically, there's a church campus there looking back.
Woman: I'm sorry because I came in late. Where exactly is the tower going be placed?
Mattaniah S. Jahn: It will be on a parcel that's at the intersection of Everglades Boulevard and
31st Avenue Northeast.
Woman: Ok.
Mattaniah S. Jahn: Coverage maps. Because there's no point in doing any of this or taking any
of your time without actually providing wireless service. Basically Verizon has been trying to
provide…
Woman: Yes!
Mattaniah S. Jahn: …service to the Estates since before towers were really allowed in the Estates.
They actually were trying to originally reach in from the agricultural lands out to the East. Weren't
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able to find anything out that way and candidly the signal would not, the capacity signal that takes
the traffic, would not be able to reach far enough. That's before we get talking about Town of Big
Cyprus burdening the cellular network in the future.
Woman: Oh yeah.
Mattaniah S. Jahn: So this shows all the towers that are around our area, so you can see in the
middle there's a black dot that all the red arrows are pointing to. That is our proposed tower and
then you can see dots all the way around with A through I. Those are Verizon towers. They range
about five to six miles away. We have a couple to the west that are in the three-mile range. So that's
what's currently trying to serve you right now. And they're not doing the job.
Woman: No, it's absolutely awful.
Mattaniah S. Jahn: I have an orange arrow pointing to where the proposed tower will be.
Next, please.
This is Verizon's current coverage that is shown. (inaudible conversation in the background) So
what they do is they can model basically how their signal propagates. Red is reliable, green is
unreliable. That's how they set up their parameters.
Man: **inaudible**
Woman: Other way around, reliable is green.
Mattaniah S. Jahn: I'm sorry. Green is reliable. Red is unreliable. My apologies for my
misstatement. Um so anyways, green is reliable and red is unreliable. You can see that there's a
scattering of signal heading down south of Oil Well Road, but not a whole lot. There's also a yellow
dot off to the Southwest. That's another tower called Golden Gate Boat that was put up recently.
You were asking about receiving notices and the like, you may have actually received a letter from
I don't know that might be outside the range.
Man: What was it called?
Mattaniah S. Jahn: But that was another project in the Estates. I was not part of it. That's part of
Verizon's overall effort to try to serve the estates
Woman: Did that just go up or?
Mattaniah S. Jahn: I believe it hasn't actually been constructed yet.
Woman: I was going to say because my grandparents are on that side and they have horrible
service.
Man: What was the third word in the name?
Mattaniah S. Jahn: Golden Gate Boat.
Man: Boat?
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Mattaniah S. Jahn: Yes, I don't know why they end up with a name like Boat.
**inaudible**
Mattaniah S. Jahn: I don't have the address.
Laura DeJohn, Collier County: I think it's 1680 Golden Gate Boulevard East
Man: So are we forgetting about the one they just built on Benton Road? 500’ from the other one.
Mattaniah S. Jahn: I was involved in that one. Um, and that one can't reach up this far.
Man: I'm not worried about that one. You continue. **inaudible**
Mattaniah S. Jahn: Okay. Next.
So the orange arrow points to the proposed tower.
Next, please.
And then you can see the proposed coverage. And you can see that the the signal that they use for
picking up traffic capacity just doesn't travel that far. So to the East you reach to out about the
Estates, the edge of the Estates. To the West, you're making it about to the edge of the communities
that are built around this park, the big platted subdivisions. And then going south, you get about
as far south as Randall Boulevard.
Next.
And then also this is showing Golden Gate Boat, the other tower that Verizon’s been working on.
It's ahead of us in this
All right. Next.
So just to go through the process, we are requesting a Conditional Use and a Variance. And I
apologize. I misspoke earlier saying that the setback reduction was a Conditional Use Waiver. It is
a Variance. Staff is reviewing the application. Miss DeJohn has been unfortunately stuck with
putting up with me for the staff reviews and going through and pointing out where things need to
be better. Um, hopefully we will be wrapping that up soon. And then, um, tonight we're having
this Neighborhood Information Meeting, but we're talking. That had mailed public notice and a
newspaper app. After this after this meeting, and after the last of the comments are resolved. This
will ultimately be set for a hearing before your Planning Commission. And then your Board of
County Commissioners, so two hearings. Each hearing will be publicly noticed, and you'll be able
to come and participate and speak.
There will be mailed notice like the letter that you got, um for this meeting, except it will come
from the County. And then there will also be a newspaper ad. And in addition to that, there'll be a
four by eight wood sign on the property giving information as well as contact information for Ms.
DeJohn and I believe also myself.
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The Planning Commission makes a recommendation. The Board of County Commissioners makes
the final decision.
Contact information. Collier County Growth Management Staff
The assigned planner who has to unfortunately has to put up with me through this project is Laura
DeJohn. Her information is shown here. Her phone number is 239-252-5587
Her email address is Laura, L-A-U-R-A, dot DeJohn, D-E-J-O-H-N, at Collier County F-L dot gov
and I am Mattaniah Jahn.
…
Mattaniah is spelled M-A-T-T-A-N-I-A-H. My last name is Jahn, J-A-H-N. My phone number is
727-773-2221. And then my email address is M-J-A-H-N at -T-H-E-L-A-W, the letter M, P-O-W-
E-R-E-D dot com. It should read as mjahn@thelawmpowered.com.
All right, so that includes my presentation. And now we're going to move into the question section.
And I would ask you to take turns. If you just raise your hand, we'll just go one at a time. I’ll start
with this gentleman here with the Marines hat.
Vito J. Congine, Jr.: Hi, my name is Vito Congine. I live on 31st Ave NE
Mattaniah S. Jahn: All right.
Vito J. Congine, Jr.: First of all, so the person that’s looking to lease for $1000 a month or
whatever you’re going to pay again, does he live here or is he from another state?
Mattaniah S. Jahn: So he built this house for his daughter.
Vito J. Congine, Jr.: Does he realize that our rf waves do cause cancer and the recommended
distance is 12-1300 feet away, which is just roughly over a quarter of a mile. And actually
published stories have been done that suggest a half a mile is better if you have underlying
conditions such as electrical or hypersensitivity to radio frequency waves.
Mattaniah S. Jahn: So as far as that goes, I mean, you can find a lot of stuff on the internet but
cell towers don’t create radiation like what you're thinking.
Vito J. Congine, Jr.: And who determines that? The cell tower company? Because the FCC has
stopped doing any studies on this since 1990. Now they have to be done by third parties.
Mattaniah S. Jahn: Actually, the FCC re-evaluated its rules for RF standards in 2019 and decided
to maintain to keep them the same.
Vito J. Congine, Jr.: Yeah, well, let’s see, it says right here, 1990 or 2018 National Environmental
Health Science did a toxicology program found that in fact, there is evidence of cancer causing
from cell phone and cell tower radiation.
Mattaniah S. Jahn: So the American Cancer Society and the W-H-O disagree with you. They’re
more…
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Vito J. Congine, Jr.: We just lost the…Another Cancer Society, Environmental Health Sciences,
National Toxicology Program, and there are several others but we won’t get into all those. I’m just
letting everybody know.
Woman: I will state that as an RN that is actually true that cell phones can cause cancer. When
you have them, they tell you not to sleep with them in your room because of the that the radiation.
Vito J. Congine, Jr.: *inaudible*
Mattaniah S. Jahn: I'm not here to make any statements about…
Vito J. Congine, Jr.: I’m just letting you know. That’s what everybody here should be aware,
okay? The 1300 foot rule. Now the tower is going to be an eyesore. That will drop your property
value by a minimum of 15%. That’s been proven.
Mattaniah S. Jahn: Do you have other questions for?
Vito J. Congine, Jr.: Yes. Is there a insurance policy that you're going to provide long term?
Mattaniah S. Jahn: Yes, so Bridger and, T Mobile maintain insurance on their facilities.
Vito J. Congine, Jr.: For health insurance? For people who have claims against them?
Mattaniah S. Jahn: There are there is insurance on their property, for, like you would have for
any other business.
Vito J. Congine, Jr.: So no health insurance?
**inaudible background**
Unknown Person: You keep mentioning T-Mobile, but here you’re telling us this is a Verizon
tower.
Mattaniah S. Jahn: My apologies. It is Verizon. So Bridger and Verizon have they each have
insurance on the tower.
Vito J. Congine, Jr.: Okay. Another question. Why here on this parcel instead of by the open
woods?**inaudible
Mattaniah S. Jahn: So before I answer that question, I’m going to ask the room if anybody else
has any questions since we've had … questions from you.
Man: How much is the owner going to get a month from Verizon for leasing the space. For example
and is the county getting any additional tax revenue because of building up, big improvements on
the project.
Mattaniah S. Jahn: Yeah. So, as far as lease terms. I can't go into them and keep my job and my
BAR license unfortunately. Verizon doesn't pay the property owner directly. Verizon pays Bridger
Tower Corporation that will construct and maintain the tower and they in turn, pay a land lease to
the property owner. As far as tax revenue, whenever you build anything on land it's usually taxed
by the Property Appraiser. I'd have to double check with Collier County's Property Appraiser, but
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when that tax is assessed Bridger’s responsible. If you want I can take and look that up after the
meeting and run it to ground. This gentleman over here in the green hat.
Tim Porter: Tim Porter speaking again. You never answered his question a while ago is the
property owner absent or does his daughter live there or?
Mattaniah S. Jahn: So the property owner's daughter lives on the property. The property owner
himself I understand to be local to this part of Florida.
Tim Porter: 5G network, you bringing that in on it?
Mattaniah S. Jahn: All communication towers are 5G now.
… **inaudible**
Unknown Person: Tell me about 5G. Doesn't the signal require closer interval? You have to be
like, what is the interval?
Mattaniah S. Jahn: 5G signal. That means the fifth generation of…
Unknown Person: They just gone down the street. I live on 33rd Avenue Northeast on the other
side of the canal and they've gone down my street with that wiring for 5G. How close, how far
away can I be from the 5G and still get a signal?
Mattaniah S. Jahn: They usually reach, rule of thumb about a mile.
Unknown Person: A mile, wow.
Unknown Person: So there's only gonna be one transmitter on my street?
Mattaniah S. Jahn: If you're if you're talking about something else called a small cell deployment,
those only reach about 500 ft, but that's a completely different tool.
Unknown Person: So, if I do get a signal will that be from this new tower?
Mattaniah S. Jahn: So if you get a signal, and you’re on Verizon. You will likely pick it up from
this tower.
Unknown Person: I won't need it. I won’t need a five hundred feet transmitter.
Mattaniah S. Jahn: I don't know what the…
Unknown Person: The coverage map that you showed was terrible. It was like a bird’s eye view
from that point so far away the street names so I have no idea where my house is in the green and
the red, I don’t know, where am I?
Mattaniah S. Jahn: I will ask Verizon to provide me, I will see if they can provide a closer view.
Unknown Person: **inaudible**
Mattaniah S. Jahn: All right. Gentleman in the back with the red hat.
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Man: My name is Bob(?). I actually live directly across the street from the project. I was
wondering if there were any recourses because I kind of moved to the area to get away from all
that…I have two small children and I’m concerned about cancer rates. And it’s going to be an
eyesore. I’d rather move out the area, so…recourse?...just a thought? **inaudible**
Mattaniah S. Jahn: So, prior to even going that far to when it goes up, you can participate in the
public hearing process. You can speak to the Planning Commission and the Board of County
Commissioners as to why you think the project shouldn’t be approved. Information should be
routed through Ms. DeJohn. And you can show up at the hearing. Once it's constructed, I mean,
they’re a neighbor of yours. It will be a neighbor of you, assuming it’s approved. Yes?
Woman: So I did get extremely excited. I'm not gonna lie because I have the worst service
possible. But since it’s 5G and whatnot, I do wanna make sure there's coverage. But I also wanna
make sure that for the safety of the population that it is far enough from any household so I am
completely for it as long as it's at the distance as the gentleman is saying that it doesn't interfere
with radiation activity for the population.
Mattaniah S. Jahn: So we can actually, let me ask Bridger, if it would be possible to produce
something called a nier report. N-I-E-R - non ionizing electromagnetic radiation. And what nier is
is energy that goes through through any open space. For example, we're being baked in nier right
now. It's light from the lights. They can map that. It is uncommon to get nier reports, but I will ask
them if it would be possible to have one. If I can have one prepared , if you give me your
information, I will share.
Woman: Yes, it's just important because it is just like the when you're around the electrical, like
the FPL, you know, setup, towers, whatever it is. It’s been proven up north people that have been
raised in areas like that, the high cancer rate is incredible. So it is concerning but it also is
concerning that there is no cell phone service. Um, so if there's an emergency, we can't contact
people, especially where I'm at. I'm only on 35th Northeast, so it's kind of like a double edged
sword. But it would be great to have it in an area where it doesn't affect the population and still
gives us service.
Mattaniah S. Jahn: Let me see if I can get a nier report together so that you can see how the signal
broadcasts and basically, why it would be safe to be around. I, the best I can do is ask them. This
gentleman in the back with the red hat raised his hand first, and I'll go to the gentleman in the front
with the blue shirt, and then I'll go to the gentleman with the Marines hat.
Man:… **inaudible** property value…
Mattaniah S. Jahn: So with the property values the way that the data has shown because we’ve
looked into that before is that the value of homes don’t not decrease or increase because the
presence of a cell tower. In the panhandle the concern is often reversed, it’s are you going to raise
my property taxes because the property values are going to go up.
Man: …make it hard to sell **inaudible** eyesore ** as far as, for example I don’t want to live
across from a school because of noise and traffic. This might be an eyesore for somebody who’s…
**inaudible**
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Mattaniah S. Jahn: Everybody has their own proclivity. You know their own, what they're looking
for in a house like, for example, I have a I have an ex whose mother believed in the house should
have good feng shui, right? And one of the tenants that you can't see out the back of the house from
the front door. So, that eliminates, that eliminates the vast majority of houses in Florida for her as
a buyer. She's just not gonna be interested in them or she's gonna, you know, make a decision about
that, so everyone has their personal choices about what they want out of their house. But when you
look at the information as far as what the houses sell for times a sale, it does not change because
of proximity to a tower.
Man: But does the…support that…as far as…I know sometimes they can say they’ll buy the whole
block…**inaudible**
Mattaniah S. Jahn: Unfortunately, I'm afraid I’m not a New York State developer, so.
Man: So are you the actual applicant? You’re representing the party of interest? **inaudible**
Mattaniah S. Jahn: So I represent the applicant, so Bridger Tower Corporation
Man: Is the applicant?
Mattaniah S. Jahn: They are the applicant. And when you look at cell tower projects, these are
these are pieces of infrastructure. They aren't the types of projects that buy up entire blocks no
matter who is the company doing it. Sir, you had a question.
Man: Um, why haven't you located the cell tower on this huge parcel of land that…the city?
Mattaniah S. Jahn: So let's go back to the maps.
Man: …
Mattaniah S. Jahn: This is the map that shows the surrounding towers, right? And you can see
actually a dirt area to the Northwest and that’s roughly the fairgrounds and … and the short answer
is physics, the signal won’t reach that far. Let’s go to the next screen. As you can see, for example,
with the Forth Island Tower, the tower that’s to the West, it only reaches so far. And if you were to
go over a bit more, it wouldn’t be able to reach over into the area they are trying to serve. No w
that’s from a coverage standpoint. The other side that doesn’t show up on maps is capacity. So this
tower that is proposed meant to soak up traffic off the Everglades Boulevard and Oil Well corridors,
the area around that area.
Woman: …
Mattaniah S. Jahn: There is a whole bunch of traffic as you go back towards Immokalee Road.
Um, And if you put the tower over there, it's gonna soak up that traffic and not have resources for
your traffic. And I would imagine that in the future, you will see another tower over there long
term to pick up that traffic. Again. I can't map capacity that shows up as a bar charts. So, not as
interesting to look at.
Man: …
Mattaniah S. Jahn: You will be after this lady, sir.
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Man: My perspective is that we need … you can’t make cell calls. There’s now emergency service
quality. Wifi calling is the sh*ts, pardon my French. So to me, it’s a go. You go to El Salvador,
Central America, they’ve got better cell coverage than we do here in the states. My vote is we go
ahead and put it in. *inaudible* enough of my comments.
Mattaniah S. Jahn: Okay…and are you…
Unknown Man: …move here that we live in the Estates. You’re not supposed to have multi-family
and you’re supposed to be able to live your life out here in a rural environment. We’re changing
the whole aesthetics of our area. I keep going to county meetings and I keep espousing we want to
keep that rural concept of the Estates. It’s gone. Okay and anybody who thinks that that tower’s
not going to happen. Think again because my mother lives right next to the tower you just did on
… and everyone in the neighborhood rejected it and they did it anyway.
Unknown Person: You're absolutely right.
Unknown Man: And why in the world would you want to put one when nobody wants it? Other
than the person who’s going to get some kind of pittance of a…
…
Unknown Person: … that actually is in the middle of a big hole that no certain…
Unknown Man: Then go over to DeSoto where…
Mattaniah S. Jahn: Okay, coming back answer…
Unknown Person: Housing development planned there.
Unknown Man: So they live there now? We do.
Mattaniah S. Jahn: To answer your questions.
Unknown Person: …from Oil Well all the way down to the boulevard, it's gonna be housing.
Unknown Man: And we all understand that a lot of people to make that decision once it's built.
We’ve already bought homes here. We are making decisions for where we presently live. Not
where we want to move to, but where we presently live. Those issues are not just property builders,
it's our health. I have a spouse that has high energy sensitivity. She woke up the other day, just off
of the power lines. Now you're going into intensify that with a tower.
Mattaniah S. Jahn: Like I was saying earlier, I'm going to answer his question and then I'll come
to you, but like I said, I will ask Brider Tower Corporation to see if they can have a nier report put
together and, um
Unknown Man: One other thing, this line of site. I have a bad problem. I'm very astute, but radio
waves – intense and that there is no reason that that tower over Randall Road and Immokalee,
could not get this tower. That’s line of site. There’s nothing here. You wouldn’t have any of us
complaining about it. Keep it out of our backyards and this problem goes away.
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Mattaniah S. Jahn: I respect that’s your opinion, but based on the RF modeling that Verizon does,
they can't serve from here. That's likely going to be it’s own tower even if you you could get the
signal that far the traffic will be soaking up. Yes?
Jessica Figuera: So, um, I'm glad and I hope that they do give that out, that information. As for
the eye sore as you were all discussing on Green Boulevard. Oh, sorry. My name is Jessica Figuera.
I'm sorry. I know this is a pain. Um, off of Green Boulevard and Tellier, there is a tower there. I
believe the cell tower and it looks like a Christmas tree. So they made it look like a pine tree, so
there is no eyesore, and that's really in the middle of the hood. So I don't see why they couldn’t do
that for us, and then it wouldn't be an eyesore.
Unknown Man: Like that.*inaudible*
Jessica Figuera: No.
Mattaniah S. Jahn: I was involved in that site, and that one's a 150. I will ask Bridger if it's
possible to change it to be a monopine.
Unknown Man: That would be awesome! I’m in favor of the pine tree.
Jessica Figuera That makes everybody happy! That way it’s not an eyesore, it looks like a pine
tree, and everybody’s happy. So it shouldn't be that expensive for Verizon.
Mattaniah S. Jahn: I will ask them, they'll go back to Verizon. That’s a conversation that they
have to dig further into. So, Um…
Jessica Figuera: If they did it for the hood, they can do it for us. *laughter* I’m just stating a fact.
Mattaniah S. Jahn: I’ll relay that as well. All right, the gentleman in the red jacket.
David Pfaff: Your name sir?
Shane Wise: I'm also a real estate agent. Two things I’ll address, the first one would be not only
am I real estate, I'm also a cancer patient. Um, it is extremely important to consider people like
me, this gentleman’s spouse, and anyone else that might not be in these chairs tonight. Their health
and well being. Uh, you're talking and you're hearing the voice of someone has cancer. It’s
extremely important to just keep someone like me in your thoughts when you guys build something
like this because there is a distance where it can be done. Where we can still have cell phone
service so we can communicate effectively amongst each other, whether it's casually or an
emergency situation without killing me in 12 weeks.
Mattaniah S. Jahn: Let me see about getting the nier report over to you.
Shane Wise: Thank you. For the real estate side of it. I've been in several different markets with
several different towers. The good news is it hasn't affected anyone's property value. From a
standpoint of personal opinion, some people love them because they have great cell phone service,
and some people will not live anywhere near them because they don't like the electromagnetic
waves. It really does, I've been in real estate for 12 years, 13 years this year. I've served over 500
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families. Um, it really does boil down to the opinion of the person who either likes or dislikes the
tower, but I’ve never seen in affect the … *inaudible* Just to give you some assurance.
Unknown Man: Actually, I don’t need some assurance, my mother just tried to sell it. Three people
came and looked at it. Saw the new cell tower they just built and turned around and walked.
Shane Wise: Because they don’t like it.
Jessica Figuera: Electromagnetic.
Unknown Man: They don’t want to live next to the cell tower. We just eliminated that 100% of
people that came and looked at her house just said no.
Shane Wise: I do agree because I've had clients who have said that they won't live anywhere near
one. And these are…
Jessica Figuera: I’m one of them. I don’t want to live near one because of radiation.
Shane Wise: Multi-million dollar clients who won’t buy near one. But it's it's not. It's not everyone,
though.
Unknown Man: *inaudible*
Shane Wise: You're absolutely right. Uh, but just for some of on my own personal experience,
having served so many families, some of them say that they don't mind at all because they enjoy
the service and all the internet capacity that they get from it, and it doesn't bother them and others
won’t live anywhere near them. So I, I agree, but I also want to provide a little bit of reassurance
for anyone who is concerned about the actual value of the home itself versus the people that are
coming to see it. So thank you for allowing me to share my personal knowledge with you and to
make sure that you as an attorney, understand the risk that these towers can create for someone
like me.
Mattaniah S. Jahn: Yes, sir. Thank you for sharing. Do I have any other questions from anyone
else? Well, if that's everything, Uh, let's go back to my contact information, so that way it's
available to everyone, so that way they can get a hold of me or Ms. DeJohn. Sir, you stepped out
of the room when I asked if anyone had any questions.
Laura DeJohn: Can you please state out loud if there were any zoom participants?
David Pfaff: There are no zoom participants on this zoom tonight.
Unknown Man: What is the timeline?
Mattaniah S. Jahn: Assuming that there were no changes in designs or continuances, you’d be
looking at this going to hearing maybe in April for it’s first hearing and then maybe May for it’s
second hearing. Ms. DeJohn just said May & June more likely. Obviously I was having a fever
dream thinking how fast I could get through the process. But after that then it has to go through
something called Site Development Plan Review and that’s for technical compliance to make sure
the project comforms with County standards for things like the driveway, the landscaping, make
sure that the project complies with any commitments I make during the zoning review process.
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Like if the design were to be able to change to the monopine. And then it finally goes to Building
Permit Review where it’s reviewed to make sure it complies with Florida Building Code. Site
Development Plan process in it’s day, my experience in Collier County, takes 6-8 months best case.
I have projects that have been in Site Development Plan for a year easy. Then the Building Permit
process takes about 4-6 weeks easy.
Unknown Man: You brought up a great point. The Building Department issued them. Is this on
wetlands? Because that floods all the time.
Mattaniah S. Jahn: No, it’s not on wetlands.
Unknown Man: It’s not considered wetlands at all? It does not hold water?
Mattaniah S. Jahn: It's not consider wetlands. So, um, they still have to comply with state law
for stormwater runoff and also county code which goes beyond that. And that usually means that
not only are they designed to hold water, um to take in, hold and percolate water through the gravel
that's in the equipment compound, so that way it doesn't run off. But they usually often have a dry
swale in the landscape buffer. I've been seeing a lot of that again that way, it doesn't send water off
the property. Collier County is very stringent. It goes over the state standards and is more strict
than most counties.
Jessica Figuera: The monopine will also blend in with the landscaping being rural. It goes perfect.
Unknown Man: I would love to see that.
Jessica Figuera: Because I don't even know why they made a monopine here because it's in the
middle of the city. But over there it actually will blend in with the actual landscape.
Unknown Man: Collier County should…disguised…they’re so ugly…
*inaudible*
Mattaniah S. Jahn: Well, unless there's any other questions, and of course you have my contact
information if you come up with any other questions afterwards. I will not keep you from the rest
of your evening. Thank you, everyone. We started this NIM at 6pm and are adjourning at 7:04 P.M.
Time ended – 7:04 P.M.
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Packet Pg. 718 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Date: February 8, 2024 Site Name/ Case Number: Bridger FL 5283
COMMUNITY lVIEETING SIGN-IN SHEET
Name Address Email Address
10.
11.
12.
13.
14.
15.
16.
17.
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Packet Pg. 719 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Date: February 8, 2024 Site Name/ Case Number: Bridger FL 5283
COMMUNITY MEETING SIGN-IN SHEET
Name Address Email Address
8.5/4{)J'!L W / '5g;';> 6 97 ;,:>-A {/-tie_ /UE, /(JCIP/45 Siovte,<'.'.;,..,�'.'.:_;;_� 9. 10. 11. 12. 13. 14. 15. 16. 17.9.A.3.g
Packet Pg. 720 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008 Palmetto Ridge 2 Tower Conditional Use)
Bridger Tower
Palmetto Ridge II Project
Parcel ID: 40171120109
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Packet Pg. 721 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008
Reasons a new tower is needed:
Coverage:
Existing holes in the area need to be filled
Capacity:
Just like roads, towers have a limited amount of capacity before
they can’t handle any more “traffic”
When a tower reaches capacity, it can’t receive new calls
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Packet Pg. 722 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008
Considerations when placing a tower:
Neighboring towers
Too Close, and the new tower will interfere with the next tower
over
Too Far away, and there will be a hole in coverage + it won’t
offload traffic
Neighboring Properties
Collier County’s code requires separations from residential and
other properties (2.5 x tower height)
Height dictated by need –shorter = insufficient coverage/offload
Located near the traffic source
Towers must be near the cellular users to serve them
Not like old AM/FM radio stations… far side of the county
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What’s proposed?
184’ Lattice Style Tower (Lattice)
Lattice = 1 support structure, no ironworks or guy wires
Antennas mounted on upper side of Tower
Bridger is requesting a reduction of the 2.5 times tower height
separation requirement to the North, South & East
The Lattice meets or exceeds all other required standards of the
Collier County’s Code
The Lattice will provide 100% tower height distance to the West
This Lattice will be completely dark at night
This Lattice will be designed to hold antennas for up to 4 carriers
Verizon will be the first carrier
The remaining 3 will be made available for colocation
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Packet Pg. 727 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008
Why are we Building a Tower Here?
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Packet Pg. 728 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008
Explanation of Wireless Data Growth
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Site Plan Location & Facility Layout
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Z-3
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Z5
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Z6
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Photo Simulations
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Verizon Wireless
Coverage Maps
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What’s the Process?
Bridger Tower has filed for Conditional Use & Variance Permit
applications with Collier County
County Staff is reviewing the applications for compliance with the
City Code
Mailed Public notice & Newspaper Ad has been sent out for the
community meeting today
Collier County Planning & Zoning will be holding a hearing on this
application in the near future
Another notice will be sent out
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Packet Pg. 750 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008
Contact Information:
Collier County Growth Management Staff:
Laura DeJohn
P: 239.252.5587
E: laura.dejohn@colliercountyfl.gov
Applicant:
Mattaniah S. Jahn
P: 727.773.2221
E: mjahn@thelawmpowered.com
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Packet Pg. 751 Attachment: Att F - NIM correspondence & documentation (29350 : PL20220003008
Thank You For Your Time
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Radio Emission Safety
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Safety E911
•Verizon Wireless has battery backup at a majority of its facilities. This is a critical element to keeping a site operating during a natural disaster or other emergency.
•76% of 911 calls originate from a cell phone (National Highway Traffic Administration, February, 2016)
•240 million 911 calls are made annually from wireless phones. (Answers, March 2015)
•It is common that emergency services can have a 3:1 usages of wireless devices. They can utilize phones (as they are more reliable than some radio services), aircards for their incar computers, and feeds to cameras in snow plows.
•Verizon Wireless is the primary communication source for numerous federal, state, and local emergency service organizations. It is critical that these groups have the coverage and capacity in their wireless networks to meet their E911 and other needs.
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RF Safety
FCC:
http://www.fcc.gov/encyclopedia/faqs-wireless-phones#safe
http://www.fcc.gov/guides/wireless-devices-and-health-concerns
FDA:http://www.fda.gov/Radiation-EmittingProducts/RadiationEmitting
ProductsandProcedures/HomeBusiness
andEntertainment/CellPhones/ucm116335.htm
World Health Organization:http://www.who.int/mediacentre/factsheets/
fs193/en/
The National Cancer Institute:http://www.cancer.gov/cancertopics/causes-
prevention/risk-factors/radiation/cell-phones-fact-sheet
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Page 1 of 1
January 20, 2024
Neighborhood Information Meeting (NIM) for:
Variance # PL20220006738 and Conditional Use # PL20220003008
MCDERMOTT, CAROLYN O
1 VINTON DR
PENACOOK NH 03303
Dear Property Owner:
Please be advised that a formal application has been submitted to Collier County seeking approval
of a Conditional Use and Variance for property located at 3147 31st Avenue NE, also described as:
The northeast corner of Everglades Blvd. N. and 31st Avenue NE., Parcel # 40171120002.
The petitioner is asking the County to approve this application to allow development of a 180’ Tall
Self Support Telecommunication Tower on the described property. In compliance with the Land
Development Code requirements, a Neighborhood Information Meeting will be held to provide
you an opportunity to become fully aware of our development intentions and to give you an
opportunity to influence the form of development. The Neighborhood Information Meeting will
be held on February 8th, 2024, at 6:00 p.m. at Big Corkscrew Island Community Center, 810 39th
Ave. NE, Naples, FL 34120.
At this meeting the petitioner will make every effort to illustrate how the property will be
developed and to answer any questions. Should you have questions prior to the meeting, please
contact me at 727.773.2221.
Sincerely,
Mattaniah S. Jahn, Esq.
MSJ/cjlb
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Packet Pg. 763 Attachment: Att F - NIM correspondence & documentation (29350 :
NAME1 NAME 2 NAME 3 NAME 4 NAME 5 CITY STATE COUNTRY ZIP
MCDERMOTT, CAROLYN O 1 VINTON DR PENACOOK NH UNITED STATES 03303
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY 3335 TAMIAMIA TRL E STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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GONZALEZ, ROBERTO MEDINILLA 3685 37TH AVE NE NAPLES FL UNITED STATES 34120
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES FL UNITED STATES 34112
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NEAL COMMUNITIES OF SOUTHWEST FLORIDA LLC 5800 LAKEWOOD RANCH BLVD SARASOTA FL UNITED STATES 34240
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08/01/2024
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.4
Doc ID: 29313
Item Summary: PL20230012905 LDCA – Conversion of Golf Courses - An Ordinance of the Board of County
Commissioners of Collier County, Florida, amending Ordinance Number 04 -41, as amended, the Collier County
Land Development Code (LDC), which includes the comprehensive land regulations for the unincorporated area of
Collier County, Florida, to revise the regulations related to conversion of golf courses. [Marissa Fewell, Planner III]
Meeting Date: 08/01/2024
Prepared by:
Title: – Zoning
Name: Marissa Fewell
07/03/2024 4:52 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
07/03/2024 4:52 PM
Approved By:
Review:
Planning Commission Diane Lynch Review item Completed 07/16/2024 12:24 PM
Operations & Regulatory Management Donna Guitard Review Item Completed 07/17/2024 11:40 AM
Unknown Jaime Cook GMCDD Reviewer Completed 07/18/2024 10:17 AM
Zoning Mike Bosi Division Director Completed 07/18/2024 1:28 PM
Growth Management Community Development Department Diane Lynch GMD Deputy Dept Head Skipped
07/22/2024 3:12 PM
Planning Commission Ray Bellows Meeting Pending 08/01/2024 9:00 AM
9.A.4
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LAND DEVELOPMENT CODE AMENDMENT
PETITION
PL20230012905
SUMMARY OF AMENDMENT
This amendment introduces comprehensive updates to the current
provisions in the Land Development Code (LDC) related to the conversion
of golf courses. LDC amendments are reviewed by the Board, Collier
County Planning Commission (CCPC), Development Services Advisory
Committee (DSAC), and the Land Development Review Subcommittee of
the DSAC (DSAC-LDR). Procedural changes to the Administrative Code
are also part of this amendment.
ORIGIN
Board of County
Commissioners (Board)
HEARING DATES LDC SECTION TO BE AMENDED
Board TBD 3.05.07
5.05.15
10.03.06
Preservation Standards
Conversion of Golf Courses
Public Notice and Required Hearings for Land Use Petitions
CCPC 08/01/2024
DSAC 02/07/2024
DSAC-LDR 01/31/2024
01/16/2024
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR
Approval with
recommendations
DSAC
Approval with
recommendations
CCPC
TBD
BACKGROUND
On February 14, 2023, the Board directed staff to bring back an LDC amendment to clarify that the Board has
the discretion to grant deviations to reduce the minimum average greenway width of a proposed golf course
conversion during the rezoning process. Additionally, on April 11, 2023, the Board recognized that the existing
Golf Course Conversion Intent to Convert (ITC) application process has not been effective in bringing the
developer and stakeholders together early in the process to resolve issues, as initially intended, and directed staff
to bring back recommendations for an amendment that could improve the process and remove potential “Bert
Harris” (Florida Statutes, Chapter 70) claims. The Board also discussed the possibility of repealing the ITC
process in its entirety.
The existing Golf Course Conversion regulations and ITC application requirements were adopted by the Board
on March 28, 2017. Since that time, the County has received three ITC applications for the proposed conversion
of an existing golf course to a non-golf course use. All three ITC applications have been completed, resulting in
the approved conversion of one (Golden Gate Golf Course) and pending litigation for the others.
Following the Board directive, Staff originally intended to only modify the existing conversion regulations as a
means to improve the section by removing requirements that could be deemed as superfluous. Staff later
determined that the modified regulations would not considerably improve the conversion process. Staff then
created a new draft to include the core intentions of the existing section: 1. to require the applicant to engage
surrounding property owners early in the design process, and 2. to require preservation of a portion of the
greenway in a proposed conversion project.
This amendment seeks to promote a streamlined process for proposed golf course conversion projects by
removing the ITC application requirement as an “extra step” before the traditional rezone application process.
Proposed conversion projects will instead be required to hold one Neighborhood Information Meeting (NIM)
before their rezone application is submitted. This pre-submittal NIM is intended to require the applicant to involve
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the public prior to the submittal of the rezone application. The proposed conversion project will also be required
to include a greenway in the design of the proposed non-golf course use. The purpose of this greenway
requirement is to retain an open space along the perimeter of the conversion project and adjacent to existing
residential development. A provision is also included to specify that the Board has the authority to grant
deviations to the greenway requirement, as part of any rezone request.
Corresponding revisions to other LDC sections are also included to maintain consistency from the proposed
updates. Updates to sections of the Administrative Code to reflect the proposed procedural changes reflected in
this draft amendment are also included in Exhibit A.
FISCAL & OPERATIONAL IMPACTS
The cost associated with advertising the
Ordinance amending the Land Development
Code are estimated at $1,008.00. Funds are
available within Unincorporated Area General
Fund (1011), Zoning & Land Development
Cost Center (138319).
GMP CONSISTENCY
The proposed LDC amendment has been reviewed by
Comprehensive Planning staff and may be deemed
consistent with the GMP.
EXHIBITS: A) Administrative Code Updates
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Amend the LDC as follows:
1
3.05.07 Preservation Standards 2
3
All development not specifically exempted by this ordinance shall incorporate, at a minimum, the 4
preservation standards contained within this section. 5
6
* * * * * * * * * * * * * 7
8
H. Preserve standards. 9
10
1. Design standards. 11
12
* * * * * * * * * * * * * 13
14
e. Created preserves. Although the primary intent of GMP CCME Policy 6.1.1 15
is to retain and protect existing native vegetation, there are situations where 16
the application of the retention requirements of this Policy is not possible. 17
In these cases, creation or restoration of vegetation to satisfy all or a portion 18
of the native vegetation retention requirements may be allowed. In keeping 19
with the intent of this policy, the preservation of native vegetation off site is 20
preferable over creation of preserves. Created Preserves shall be allowed 21
for parcels that cannot reasonably accommodate both the required on-site 22
preserve area and the proposed activity. 23
24
i. Applicability. Criteria for determining when a parcel cannot 25
reasonably accommodate both the required on-site preserve area 26
and the proposed activity include: 27
28
* * * * * * * * * * * * * 29
30
(e) When small isolated areas (of less than ½ acre in size) of 31
native vegetation exist on site. In cases where retention of 32
native vegetation results in small isolated areas of ½ acre or 33
less, preserves may be planted with all three strata; using 34
the criteria set forth in Created Preserves and shall be 35
created adjacent existing native vegetation areas on site or 36
contiguous to preserves on adjacent properties. This 37
exception may be granted, regardless of the size of the 38
project. Created preserves may exceed the ½ acre size 39
limitation for a rezone or SRA amendment application for 40
the conversion of a golf course to another use conversion 41
applications in accordance with LDC section 5.05.15. 42
43
* * * * * * * * * * * * * 44
# # # # # # # # # # # # # 45
46
47
48
49
50
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5.05.15 Conversion of Golf Courses 1
2
A. Purpose and Intent. The purpose of this section is to require an additional step of public 3
involvement and to add a greenway requirement for the proposed conversion of an 4
existing golf course to a non-golf course use. The intent is to involve the public prior to 5
the submittal of a rezone or Stewardship Receiving Area (SRA) amendment application 6
and to require the applicant to engage residents, property owners, and the surrounding 7
community early in the conceptual design phase of the conversion project, in order to 8
better identify potential compatibility issues to the existing neighborhoods. 9
10
B. Applicability. This section applies to a proposed change of use of a constructed golf 11
course, in whole or in part, to a non-golf course use where a rezone or amendment to an 12
SRA is needed to allow the non-golf course use. 13
14
C. Exemptions. The following shall be exempt from this section: 15
16
1. Golf courses zoned Golf Course and Recreational Uses (GC) where a permitted, 17
accessory, or conditional non-golf course use is sought. 18
19
2. Golf courses constructed prior to [effective date of Ordinance amendment] as a 20
conditional use in the Rural Agricultural (A) Zoning District. 21
22
3. Golf courses that do not abut and/or are not adjacent to residentially zoned 23
property. 24
25
D. Additional pre-submittal application requirements for golf course conversions. 26
27
1. A Neighborhood Information Meeting (NIM) is required after the initial pre-28
application meeting and before the submittal of a formal application. This NIM does 29
not replace the NIM requirements after submittal of the application. 30
31
2. After completing the required pre-submittal NIM, the application will follow the 32
procedural steps required of all rezone or SRA amendment applications. 33
34
3. A title report that identifies the current owner of the property and all encumbrances 35
shall be required as part of the rezone or SRA amendment application. 36
37
E. Greenway requirements. The proposed rezone or SRA amendment application shall 38
provide for a greenway as part of the project. The purpose of the greenway is to retain an 39
open space along the perimeter of the project and adjacent to the existing residential 40
development. 41
42
1. The greenway shall be contiguous to the existing residential properties 43
surrounding the existing golf course, shall generally be located along the perimeter 44
of the proposed development, and shall maintain an average width of 50 feet. 45
46
2. The greenway may be counted towards the open space requirement for the project 47
as established in LDC section 4.02.00. 48
49
3. Existing trees and understory (shrubs and groundcover) are encouraged to be 50
preserved and maintained within the greenway, except where minimal 51
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improvements are needed that provide a passive recreational use. At a minimum, 1
canopy trees shall be provided at a ratio of 1:2,000 square feet within the 2
greenway. Existing trees may count toward the ratio; however, trees within 3
preserves shall be excluded from the ratio. 4
5
4. The greenway shall not include the required yards (buffers and/or setbacks) of any 6
proposed individual lots. 7
8
5. A wall or fence is not required between the greenway and the proposed 9
development; however, should a wall or fence be constructed, the fence shall 10
provide habitat connectivity to facilitate movement of wildlife in and around the 11
greenway. 12
13
6. A portion of the greenway may provide stormwater management; however, the 14
greenway shall not create more than 30 percent additional lake area than exists 15
pre-conversion in the greenway. 16
17
7. The applicant shall record a restrictive covenant at the time of subdivision plat or 18
Site Development Plan (SDP) approval, in the County's official records, describing 19
the use and maintenance of the greenway as described in the zoning action or 20
SRA amendment. 21
22
8. Notwithstanding, the Board has the authority to grant deviations at its sole 23
discretion, including, but not limited to, reduction of the greenway requirement. 24
A. Purpose and Intent. The purpose of this section is to assess and mitigate the impact of 25
golf course conversion on real property by requiring outreach with stakeholders during the 26
design phase of the conversion project and specific development standards to ensure 27
compatibility with the existing land uses. For the purposes of this section, property owners 28
within 1,000 feet of a golf course shall hereafter be referred to as stakeholders. 29
30
1. Stakeholder outreach process. The intent is to provide a process to cultivate 31
consensus between the applicant and the stakeholders on the proposed 32
conversion. In particular, this section is designed to address the conversion of golf 33
courses surrounded, in whole or in part, by residential uses or lands zoned 34
residential. 35
36
2. Development standards. It is the intent of the specific development standards 37
contained herein to encourage the applicant to propose a conversion project with 38
land uses and amenities that are compatible and complementary to the existing 39
neighborhoods. Further, the applicant is encouraged to incorporate reasonable 40
input provided by stakeholders into the development proposal. 41
42
B. Applicability. The following zoning actions, Stewardship Receiving Area Amendments, 43
and Compatibility Design Review petitions, hereafter collectively referred to as 44
"conversion applications," shall be subject to LDC section 5.05.15. A conversion 45
application shall be required when an applicant seeks to change a constructed golf course 46
to a non-golf course use. However, where a permitted, accessory, or conditional use is 47
sought for a golf course zoned Golf Course and Recreational Uses (GC), the applicant 48
shall be exempt from this section except for LDC section 5.05.15 H. 49
50
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1. Zoning actions. This section applies to a golf course constructed in any zoning 1
district where the proposed use is not permitted, accessory, or conditional in the 2
zoning district or tract for which a zoning change is sought. Zoning actions seeking 3
a PUD rezone shall be subject to the minimum area requirements for PUDs 4
established in LDC section 4.07.02; however, the proposed PUD shall not be 5
required to meet the contiguous acres requirement so long as the PUD rezone 6
does not include lands other than the constructed golf course subject to the 7
conversion application. 8
9
2. Stewardship Receiving Area Amendments. This section applies to a golf course 10
constructed on lands within a Stewardship Receiving Area where the proposed 11
use is not permitted, accessory, or conditional in the context zone for which the 12
change is sought. 13
14
3. Compatibility Design Review. This section applies to a golf course constructed in 15
any zoning district or designated as a Stewardship Receiving Area that utilize a 16
non-golf course use which is a permitted, accessory or conditional use within the 17
existing zoning district or designation. Conditional uses shall also require 18
conditional use approval subject to LDC section 10.08.00. 19
20
C. Application process for conversion applications. 21
1. Intent to Convert application. The applicant shall submit an "Intent to Convert" 22
application to the County prior to submitting a conversion application. The following 23
is required of the applicant: 24
25
a. Application. The Administrative Code shall establish the procedure and 26
application submittal requirements, including: a title opinion or title 27
commitment that identifies the current owner of the property and all 28
encumbrances against the property; the Developer's Alternatives 29
Statement, as provided for below; and the public outreach methods to be 30
used to engage stakeholders at the Stakeholder Outreach Meetings, as 31
established below. 32
33
b. Public Notice. The applicant shall be responsible for meeting the 34
requirements of LDC section 10.03.06. 35
36
2. Developer's Alternatives Statement requirements. The purpose of the Developer's 37
Alternatives Statement (DAS) is to serve as a tool to inform stakeholders and the 38
County about the applicant's development options and intentions. It is intended to 39
encourage communication, cooperation, and consensus building between the 40
applicant, the stakeholders, and the County. 41
42
b. Alternatives. The DAS shall be prepared by the applicant and shall clearly 43
identify the goals and objectives for the conversion project. The DAS shall 44
address, at a minimum, the three alternatives noted below. The alternatives 45
are not intended to be mutually exclusive; the conceptual development plan 46
described below may incorporate one or more of the alternatives in the 47
conversion project. 48
49
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i. No conversion: The applicant shall examine opportunities to retain 1
all or part of the golf course. The following considerations are to be 2
assessed: 3
4
a) Whether any of the existing property owners' association(s) 5
reasonably related to the golf course are able to purchase 6
all or part of the golf course; and 7
8
b) Whether any of the existing property owners' association(s) 9
and/or any new association reasonably related to the golf 10
course can coordinate joint control for all or part of the golf 11
course. 12
13
ii. County purchase: The applicant shall coordinate with the County to 14
determine if there is interest to donate, purchase, or maintain a 15
portion or all of the property for a public use, such as a public park, 16
open space, civic use, or other public facilities. This section shall 17
not require the County to purchase any lands, nor shall this require 18
the property owner to donate or sell any land. 19
20
iii. Conceptual development plan: The applicant shall prepare one or 21
more proposed conceptual development plans, consistent with the 22
development standards established in LDC section 5.05.15 G, 23
depicting the proposed conversion. The applicant shall share the 24
conceptual development plan with the stakeholders at the 25
Stakeholder Outreach Meetings as described below. The 26
conceptual development plan shall include a narrative describing 27
how the plan implements and is consistent with the goals and 28
objectives identified in the DAS. The conceptual development plan 29
shall depict the retained and proposed land uses, including 30
residential, non-residential, and preserve areas; existing and 31
proposed roadway and pedestrian systems; existing and proposed 32
trees and landscaping; and the proposed location for the greenway, 33
including any passive recreational uses. The narrative shall identify 34
the intensity of the proposed land uses; how the proposed 35
conversion is compatible with the existing surrounding land uses 36
and any methods to provide benefits or mitigate impacts to the 37
stakeholders. Visual exhibits to describe the conceptual 38
development plan and amenities, including the greenway, shall also 39
be provided. 40
41
3. Stakeholder Outreach Meetings (SOMs) for conversion applications. The SOMs 42
are intended to engage the stakeholders early in the conversion project and inform 43
the applicant as to what the stakeholders find important in the neighborhood, what 44
the stakeholders consider compatible with the neighborhood, and what types of 45
land uses they would support to be added to the neighborhood. An assigned 46
County planner shall attend the SOM and observe the process. The following is 47
required of the applicant: 48
49
a. The Administrative Code shall establish the procedure and application 50
submittal requirements. 51
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1
b. The applicant shall conduct a minimum of two in-person SOMs and a 2
minimum of one web-based visual survey on the proposed conceptual 3
development plan(s). The web-based survey web address shall be 4
incorporated in the mailings notifying the stakeholders of the in-person 5
SOMs. 6
7
c. At the SOMs, the applicant shall provide information to the stakeholders 8
about the purpose of the meeting, including a presentation on the goals 9
and objectives of the conversion project, the conceptual development plan, 10
the greenway concept, and the measures taken to ensure compatibility with 11
the existing surrounding neighborhood. A copy of the full Developer's 12
Alternative Statement shall also be made available at each SOM. The 13
applicant shall facilitate discussion on these topics with the stakeholders 14
using one or more public outreach method(s) identified in the 15
Administrative Code. 16
17
d. SOM report for conversion applications. After completing the SOMs the 18
applicant shall prepare a SOM report. The report shall include a list of 19
attendees, a description of the public outreach methods used, photos from 20
the meetings demonstrating the outreach process, results from outreach 21
methods, and copies of the materials used during the SOMs. The applicant 22
shall also include a point-counterpoint list, identifying input from the 23
stakeholders and how and why it was or was not incorporated in the 24
conversion application. The report shall be organized such that the issues 25
and ideas provided by the stakeholders are clearly labeled by the applicant 26
in the list and the conversion application. 27
28
4. Conversion application procedures. An applicant shall not submit a conversion 29
application (e.g. rezone, PUDA, SRAA, Compatibility Design Review) until the 30
Intent to Convert application is deemed completed by County staff and the SOMs 31
are completed. Thereafter, the applicant may proceed by submitting a conversion 32
application with the County as follows: 33
34
a. Zoning actions. For projects subject to 5.05.15 B.1., the applicant shall file 35
a PUDA or rezone application, including the SOM report. Deviations to LDC 36
section 5.05.15 shall be prohibited; further, deviations to other sections of 37
the LDC shall be shared with the stakeholders at a SOM or NIM. 38
39
b. Stewardship Receiving Area Amendments. For projects subject to 5.05.15 40
B.2., the applicant shall file a Stewardship Receiving Area Amendment 41
application, including the SOM report. Deviations to LDC section 5.05.15 42
shall be prohibited; further, deviations to other sections of the LDC shall be 43
shared with the stakeholders at a SOM or NIM. 44
45
c. Compatibility Design Review. For projects subject to 5.05.15 B.3., the 46
applicant shall file a Compatibility Design Review application, including the 47
SOM report. 48
49
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D. Criteria and staff report for conversion applications. In addition to the requirements 1
established in LDC sections 10.02.08, 10.02.13 B., or 4.08.07, as applicable, the staff 2
report shall evaluate the following: 3
4
1. Whether the applicant has met the requirements established in this section and 5
development standards in the LDC. In particular, that the proposed design and 6
use(s) of the greenway, as applicable, meet the purpose as described 5.05.15 G.2. 7
8
2. Whether the SOM report and point-counterpoint list described above reflect the 9
discussions that took place at the SOMs. 10
11
3. Whether the applicant incorporated reasonable input provided by the stakeholders 12
to address impacts of the golf course conversion on stakeholders' real property. 13
14
4. Whether the applicant provided an explanation as to why input from the 15
stakeholders was not incorporated into the conceptual development plan. 16
17
E. Supplemental review and approval considerations for zoning actions and Stewardship 18
Receiving Area Amendments. The report and recommendations of the Planning 19
Commission and Environmental Advisory Council, if applicable, to the Board shall show 20
the Planning Commission has studied and considered the staff report for conversion 21
applications, reasonable input from the stakeholders, the criteria established in LDC 22
section 5.05.15 D, as well as the criteria established in LDC sections 10.02.08 F, 10.02.13 23
B, or 4.08.07, as applicable. In particular, the Planning Commission shall give attention to 24
the design of the greenway and how it mitigates impacts to real property. Further attention 25
shall be given to who can use the greenway. The Board shall consider the criteria in LDC 26
section 5.05.15 D, as well as the criteria established in LDC sections 10.02.08 F, 10.02.13 27
B, or 4.08.07, as applicable, and Planning Commission report and recommendation. 28
29
F. Compatibility Design Review. For projects subject to 5.05.15 B.3., this section is intended 30
to address the impact of golf course conversion on real property by requiring the 31
conceptual development plan to be reviewed for compatibility with the existing surrounding 32
uses. The following is required: 33
34
1. Application. The Administrative Code shall establish the submittal requirements for 35
the compatibility design review application. 36
37
2. Public Notice. The applicant shall be responsible for meeting the requirements of 38
LDC section 10.03.06. 39
40
3. Compatibility Design Review. The Planning Commission shall review the staff 41
report as described in 5.05.15 D, the Compatibility Design Review application, and 42
make a recommendation to the Board based on the following criteria: 43
44
a. Whether the applicant has met the applicable requirements established in 45
this section and reasonably addressed the concepts identified in LDC 46
section 5.05.15 D.2. - D.4. 47
48
b. Whether the conceptual design is compatible with the existing surrounding 49
land uses. 50
51
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c. Whether a view of open space is provided that mitigates impacts to real 1
property for the property owners that surround the golf course. 2
3
d. Whether open space is retained and available for passive recreation. 4
5
4. The Board shall consider the criteria in LDC section 5.05.15 F.3., above, the staff 6
report and the Planning Commission report and approve, approve with conditions, 7
or deny the application. Upon approval of the application, the applicant shall obtain 8
approval of any additional required development order, such as a SDP, 9
construction plans, or conditional use. 10
11
G. Development standards. The following are additional minimum design standards for 12
zoning actions and Stewardship Receiving Area Amendments. The Compatibility Design 13
Review process shall only be subject to LDC section 5.05.15 G.6. 14
15
1. Previously approved open space. Golf course acreages utilized to meet the 16
minimum open space requirements for a previously approved project shall be 17
retained as open space and shall not be included in open space calculations for 18
any subsequent conversion projects. 19
20
2. Greenway. The purpose of the greenway is to retain an open space view for 21
stakeholders, support passive recreational uses, and support existing wildlife 22
habitat. For the purposes of this section the greenway shall be identified as a 23
continuous strip of land set aside for passive recreational uses, such as: open 24
space, nature trails, parks, playgrounds, golf courses, beach frontage, disc golf 25
courses, exercise equipment, and multi-use paths. The Board may approve other 26
passive recreational uses that were vetted at the Stakeholder Outreach Meetings. 27
The greenway shall not include required yards (setbacks) of any individual lots. 28
29
a. The greenway shall be contiguous to the existing residential properties 30
surrounding the golf course and generally located along the perimeter of 31
the proposed development. The Board may approve an alternative design 32
that was vetted at the Stakeholder Outreach Meetings, as provided for in 33
LDC section 5.05.15 C.3. 34
35
b. A minimum of 35 percent of the gross area of the conversion project shall 36
be dedicated to the greenway. The greenway shall have a minimum 37
average width of 100 feet and no less than 75 feet at any one location. 38
39
c. Maintenance of the greenway shall be identified through the zoning or and 40
Stewardship Receiving Area Amendment process. 41
42
d. The greenway may be counted towards the open space requirement for 43
the conversion project as established in LDC section 4.02.00 except as 44
noted in G.1. above. 45
46
e. Existing trees and understory (shrubs and groundcover) shall be preserved 47
and maintained within the greenway, except where minimal improvements 48
are needed that provide a passive recreational use. At a minimum, canopy 49
trees shall be provided at a ratio of 1:2,000 square feet within the 50
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greenway. Existing trees may count toward the ratio; however, trees within 1
preserves shall be excluded from the ratio. 2
3
f. A wall or fence is not required between the greenway and the proposed 4
development; however, should a wall or fence be constructed, the fence 5
shall provide habitat connectivity to facilitate movement of wildlife in and 6
around the greenway. 7
8
g. A portion of the greenway may provide stormwater management; however, 9
the greenway shall not create more than 30 percent additional lake area 10
than exists pre-conversion in the greenway. Any newly developed lake 11
shall be a minimum of 100 feet wide. 12
13
h. The applicant shall record a restrictive covenant in the County's official 14
records describing the use and maintenance of the greenway as described 15
in the zoning action or SRA Amendment. 16
17
3. Preserve requirements. The following preserve standards supplement those 18
established in LDC section 3.05.07. 19
20
a. Where small isolated areas (of less than ½ acre in size) of native vegetation 21
(including planted areas) exist on site they may be consolidated into a 22
created preserve that may be greater than ½ acre in size in the aggregate 23
to meet the preserve requirement. 24
25
b. Existing County approved preserve areas shall be considered as follows: 26
i. Golf courses within a conventional zoning district. All County 27
approved preserve areas shall be retained and may be utilized to 28
meet the preserve requirements for the conversion project. 29
30
ii. Golf courses within a PUD. All County approved preserve areas 31
shall be retained. Preserve areas in excess of the PUD required 32
preserve acreage may be used to meet the preserve requirement 33
for the conversion project. 34
35
4. Stormwater management requirements. The applicant shall demonstrate that the 36
stormwater management for the surrounding uses will be maintained at an 37
equivalent or improved level of service. This shall be demonstrated by a pre versus 38
post development stormwater runoff analysis. 39
40
5. Floodplain compensation. In accordance with LDC section 3.07.02 floodplain 41
compensation shall be provided. 42
43
6. Soil and/or groundwater sampling may be deferred by the applicant to Early Work 44
Authorization (EWA), SDP, or PPL submittal, whichever is the first to occur, if the 45
sampling has not been completed by the rezoning, SRA amendment, or 46
compatibility design review public hearings. See LDC Section 3.08.00 A.4.d. 47
48
7. All other development standards. The conversion of golf courses shall be 49
consistent with the development standards in the LDC, as amended. Where 50
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conflicts arise between the provisions in this section and other provisions in the 1
LDC, the more restrictive provision shall apply. 2
3
H. Design standards for lands converted from a golf course or for a permitted use within the 4
GC zoning district shall be subject to the following design standards. 5
6
1. Lighting. All lighting shall be designed to reduce excessive glare, light trespass 7
and sky glow. At a minimum, lighting shall be directed away from neighboring 8
properties and all light fixtures shall be full cutoff with flat lenses. Lighting for the 9
conversion project shall be vetted with stakeholders during the SOMs and the 10
public hearings, as applicable. 11
2. Setbacks. All non-golf course uses, except for the greenway, shall provide a 12
minimum average 50-foot setback from lands zoned residential or with residential 13
uses, however the setback shall be no less than 35 feet at any one location. 14
15
# # # # # # # # # # # # # 16
17
10.03.06 Public Notice and Required Hearings for Land Use Petitions 18
19
This section shall establish the requirements for public hearings and public notices. This section 20
shall be read in conjunction with LDC section 10.03.05 and Chapter 8 of the Administrative Code, 21
which further establishes the public notice procedures for land use petitions. 22
23
* * * * * * * * * * * * * 24
25
W. Intent to Convert, pursuant to LDC section 5.05.15 C.1. 26
27
1. The following notice procedures are required: 28
29
a. Mailed notice sent by the applicant after the Intent to Convert application 30
has been reviewed and deemed satisfactory by staff to proceed to the 31
mailed notice and Stakeholder Outreach Meetings, and at least 20 days 32
prior to the first Stakeholder Outreach Meeting. For the purposes of this 33
application, all mailed notices shall be sent to property owners within 1,000 34
feet of the property lines of the subject property. 35
36
b. Posting of a sign after Intent to Convert application has been reviewed and 37
deemed satisfactory by staff to proceed to the mailed notice and 38
Stakeholder Outreach Meetings, and at least 20 days prior to the first 39
Stakeholder Outreach Meeting. 40
41
X. Stakeholder Outreach Meeting, pursuant to LDC section 5.05.15 C.3. 42
43
1. The following notice procedures are required: 44
45
a. Newspaper advertisement at least 15 days prior to the Stakeholder 46
Outreach Meeting. 47
48
b. Mailed notice sent by the applicant at least 15 days prior to the required 49
Stakeholder Outreach Meetings. For the purposes of this application, all 50
mailed notices shall be sent to property owners within 1,000 feet of the 51
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property lines of the subject property. This mailed notice may include both 1
required Stakeholder Outreach Meeting dates. All mailed notices shall 2
include the web address to participate in the required web-based visual 3
survey. 4
5
Y. Compatibility Design Review, pursuant to LDC section 5.05.15 F. 6
7
1. The following advertised public hearings are required. 8
9
a. One Planning Commission hearing. 10
11
b. One BCC hearing. 12
13
2. The following notice procedures are required: 14
15
a. Newspaper advertisement at least 15 days prior to the advertised public 16
hearing. 17
18
b. Mailed notice sent by the applicant at least 15 days prior to the required 19
public hearings. For the purposes of this application, all mailed notices shall 20
be sent to property owners within 1,000 feet of the property lines of the 21
subject property. 22
23
WZ. Events in County Right-of-Way, pursuant to LDC section 5.04.05 A.5. 24
25
* * * * * * * * * * * * * 26
# # # # # # # # # # # # # 27
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Collier County Land Development Code | Administrative Procedures Manual
Chapter 3 | Quasi-Judicial Procedures with a Public Hearing
K. Compatibility Design Review
Reference LDC sections 5.05.15, and LDC Public Notice section 10.03.06 Y.
See Chapter 4.N of the Administrative Code for Intent to Convert Applications and
Chapter 8.F for Stakeholder Outreach Meetings for Golf Course Conversions.
Purpose The Compatibility Design Review process is intended to address the impacts of golf course
conversions on real property by reviewing the conceptual development plan for
compatibility with existing surrounding uses.
Applicability This process applies to a golf course constructed in any zoning district or designated as a
Stewardship Receiving Area that utilize a non-golf course use which is a permitted,
accessory, or conditional use within the existing zoning district or designation.
This application is not required for golf courses zoned Golf Course and Recreational Uses
(GC) seeking another use as provided for in LDC section 2.03.09 A.
Conditional uses shall also require conditional use approval subject to LDC section
10.08.00. The conditional use approval should be a companion item to the compatibility
design review approval.
Pre-Application A pre-application meeting is required.
Initiation The applicant files an “Application for Compatibility Design Review” with the Zoning
Division after the “Intent to Convert” application is deemed complete by County staff and
the Stakeholder Outreach Meetings (SOMs) are completed.
See Chapter 4 of the Administrative Code for information regarding the “Intent to
Convert” application and Chapter 8 of the Administrative Code for requirements for SOMs
and additional notice information.
See Chapter 1 D. for additional information regarding the procedural steps for initiating
an application.
Application
Contents
The application must include the following:
1. Applicant contact information.
2. Addressing checklist.
3. Name of project.
4. The proposed conceptual development plan.
5. The name and mailing address of all registered property owners’ associations that
could be affected by the application.
6. Property Ownership Disclosure Form.
7. The date the subject property was acquired or leased (including the term of the
lease). If the applicant has an option to buy, indicate the dates of the option: date
the option starts and terminates, and anticipated closing date.
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Exhibit A – Administrative Code Updates
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8. Property information, including:
a. Legal description;
b. Property identification number;
c. Section, township, and range;
d. Address of the subject site and general location;
e. Size of property in feet and acres;
f. Zoning district;
g. Plat book and page number; and
h. Subdivision, unit, lot and block, and metes and bounds description.
9. If the property owner owns additional property contiguous to the subject property,
then the following information, regarding the contiguous property, must be included:
a. Legal description;
b. Property identification number;
c. Section, township and range; and
d. Subdivision, unit, lot and block, or metes and bounds description.
10. Zoning information, including adjacent zoning and land use.
11. Soil and/or groundwater sampling results, if available, as described in LDC section
3.08.00 A.4.d and 5.05.15 G.6;
12. The approved Intent to Convert application, as described in LDC section 5.05.15 C.1;
and
13. The SOM Report, as described in LDC section 5.05.15 C.3.
14. A narrative describing how the applicant has complied with the criteria in LDC section
5.05.15 F.3, including:
a. A list of examples depicting how each criterion is met;
b. A brief narrative describing how the examples meet the criterion; and
c. Illustration of the examples on the conceptual development plan that are
described above.
15. Affidavit of Authorization.
Completeness and
Processing of
Application
See Chapter 1 D.5 for the acceptance and processing of an application
Notice Notification requirements are as follows.
See Chapter 8 of the Administrative Code for additional notice information.
1. Newspaper Advertisements : The legal advertisement shall be published at least 15
days prior to the hearing in a newspaper of general circulation. The advertisement
shall include at a minimum:
a. Date, time, and location of the hearing;
b. Description of the proposed land uses; and
9.A.4.a
Packet Pg. 810 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
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G:\LDC Amendments\Advisory Boards and Public Hearings\CCPC\2024\08-01\Materials\07-03-2024 LDCA 5.05.15 Converison of Golf Courses
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c. 2 in. x 3 in. map of the project location.
2. Mailed Notice: For the purposes of this mailed notice requirement, written notice
shall be sent to property owners located within 1,000 feet from the property line of
the golf course at least 15 days prior to the advertised public hearings.
3. Sign: Posted at least 15 days before the advertised public hearing date.
See Chapter 8 E. of the Administrative Code for sign template.
Public
Hearing
1. The Planning Commission shall hold at least 1 advertised public hearing.
2. The BCC shall hold at least 1 advertised public hearing.
Decision
Maker
The BCC, following a recommendation by the Planning Commission.
Review
Process
Staff will prepare a staff report consistent with LDC section 5.05.15 F and schedule a
hearing date before the Planning Commission to present the petition. Following the
Planning Commission’s review, Staff will prepare an Executive Summary and will schedule
a hearing date before the BCC to present the petition.
Updated 2021-143
9.A.4.a
Packet Pg. 811 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
17
G:\LDC Amendments\Advisory Boards and Public Hearings\CCPC\2024\08-01\Materials\07-03-2024 LDCA 5.05.15 Converison of Golf Courses
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Collier County Land Development Code | Administrative Procedures Manual
Chapter 4 | Administrative Procedures
N. Intent to Convert Application for Golf Course Conversions
Reference LDC sections 5.05.15, and LDC Public Notice section 10.03.06 W.
See Chapter 8.F for Stakeholder Outreach Meetings for Golf Course Conversions.
Applicability This process applies to applicants seeking to convert a constructed golf course to a non -
golf course use. Approval of this application is required prior to submitting a conversion
application (rezone, PUD, SRAA or Compatibility Design Review petition). T his application
is not required for golf courses zoned Golf Course and Recreational Uses (GC) seeking
another use as provided for in LDC section 2.03.09 A.
Pre-Application A pre-application meeting is required.
Initiation The applicant files an “Intent to Convert” application with the Zoning Division.
See Chapter 1 D. for additional information regarding the procedural steps for initiating
an application.
Application
Contents
The application must include the following:
1. Applicant contact information.
2. Addressing checklist.
3. Name of project.
4. The name and mailing address of all registered property owners’ associations that
could be affected by the application.
5. Disclosure of ownership and interest information.
6. The date the subject property was acquired or leased (including the term of the
lease). If the applicant has an option to buy, indicate the dates of the option, date the
option starts and terminates, and anticipated closing date.
7. A title opinion or title commitment that identifies the current owner of the property
and all encumbrances against the property.
8. Boundary survey (no more than six months old).
9. Property information, including:
a. Legal description;
b. Property identification number;
c. Section, township, and range;
d. Address of the subject site and general location;
e. Size of property in feet and acres; and
f. Zoning district.
10. If the property owner owns additional property contiguous to the subject property,
9.A.4.a
Packet Pg. 812 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
18
G:\LDC Amendments\Advisory Boards and Public Hearings\CCPC\2024\08-01\Materials\07-03-2024 LDCA 5.05.15 Converison of Golf Courses
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then the following information, regarding the contiguous property, must be included:
a. Legal description;
b. Property identification number;
c. Section, township and range; and
d. Subdivision, unit, lot and block, or metes and bounds description.
11. Zoning information, including adjacent zoning and land use.
12. Existing PUD Ordinance, SRA Development Document, Site Development Plan, or Plat.
13. An exhibit identifying the following:
a. Any golf course acreage that was utilized to meet the minimum open space
requirements for any previously approved project;
b. Existing preserve areas;
c. Sporadic vegetation less than ½ acre, including planted areas, that meet
criteria established in LDC section 3.05.07 A.4; and
d. A matrix demonstrating the following as required in LDC section 5.05.15 G.3:
• For conventionally zoned districts:
• County approved preserve acreage; and
• Any sporadic vegetation acreage used to meet the
preserve requirement for the conversion project.
• For PUDs:
• County approved preserve acreage; and
• Any County approved preserve acreage in excess of
the PUD required preserve acreage that is used to
meet the preserve requirement for the conversion
project.
14. Stormwater management requirements as required by LDC section 5.05.15 G.4.
15. Floodplain compensation, if required by LDC section 3.07.02.
16. Soil and/or groundwater sampling results, if available, as described in LDC
sections 3.08.00 A.4.d and 5.05.15 G.6.
17. List of deviations requested, as described in LDC sections 5.05.15 C.4.a-b. The specific
LDC sections for which the deviations are sought shall be identified. The list of
deviations shall be shared with stakeholders at the SOM or NIM.
18. Electronic copies of all documents.
Applica
tion Contents
Required for
Presentations
at SOMs
In addition to the application contents above, the following must also be submitted
with the Intent to Convert application and used during SOM presentations:
2. The Developer’s Alternatives Statement as described in LDC section 5.05.15 C,
including:
a. A narrative clearly describing the goals and objectives for the conversion
project.
9.A.4.a
Packet Pg. 813 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
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b. No Conversion Alternative: A narrative describing the timeline of
correspondence between the applicant and the property owners’
associations relating to the applicant’s examination of opportunities
to retain all or part of the golf course as described in LDC section
5.05.15 C.2.b.i, and copies of such correspondence. It shall be noted
in the narrative whether a final decision has been made about this
alternative or whether discussions with the property owners’
associations are ongoing.
3. County Purchase Alternative: A narrative describing the timeline of
correspondence between the applicant and the County to determine if there is
interest to retain all or portions of the property for public use as described in
LDC section 5.05.15 C.2.b.ii, and copies of such correspondence. It shall be noted
in the narrative whether a final decision has been made about this alternative or
whether discussions with the County are ongoing.
4. Conceptual Development Plan Alternative : A conceptual development plan
consistent with LDC section 5.05.15 C.2.b.iii, and as described in the following
section.
5. The conceptual development plan shall include all information described in LDC
section 5.05.15 C.2.b.iii, and the following:
a. An Access Management Exhibit, identifying the location and
dimension of existing and proposed access points and legal access
to the site.
b. A dimensional standards table for each type of land use proposed
within the plan.
i. Dimensional standards shall be based upon the established zoning
district, or that which most closely resembles the development
strategy, particularly the type, density, and intensity of each
proposed land use.
ii. For PUDs: Any proposed deviations from dimensional standards of
the established zoning district, or of the most similar zoning
district, shall be clearly identified. Provide a narrative describing
the justifications for any proposed deviations that are not
prohibited by LDC section 5.05.15 C.4.
c. A plan providing the proposed location and design of the greenway
(this may be included on the conceptual development plan):
i. Greenway Design: A plan providing the proposed location and
design of the greenway and illustrating the following (including
any alternative designs as described in LDC section 5.05.15 G.2.a):
a) The proposed location of passive recreational uses;
b) Existing and proposed lakes, including lake area calculations;
c) Preserve areas;
d) Any structures or trails related to passive recreational uses;
9.A.4.a
Packet Pg. 814 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
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e) Greenway widths demonstrating a minimum average
width of 100 feet and no less than 75 feet shall be
identified every 100 feet;
f) Locations of existing trees and understory (shrubs
and groundcover) shall be located on the plan in
accordance with LDC section 5.05.15 G.2.e;
g) A matrix identified on the plan shall demonstrate
tree counts used to calculate the ratio described in
LDC section 5.05.15 G.2.e; and
h) Location of any proposed wall or fence pursuant to
LDC section 5.05.15 G.2.f.
d. A narrative describing how the applicant proposes to offset or minimize
impacts of the golf course conversion on stakeholders’ real property and
provide for compatibility with existing surrounding land uses. Identify the
compatibility measures on the conceptual development plan.
3. A narrative statement describing how the greenway will meet the purpose as
described in LDC section 5.05.15 G.2 to retain open space views for stakeholders,
support passive recreational uses, and support existing wildlife habitat.
4. A narrative statement describing the public outreach methods proposed for the
SOMs, consistent with Administrative Code Chapter 8.F.
5. Web-based survey, including the following:
a. A copy of the web-based survey;
b. The user-friendly website address where the survey will be available; and
c. The dates the survey will be available.
Comple
teness and
Processing of
Application
See Chapter 1 D.5 for the acceptance and processing of an application.
Notice for
the Intent to
Convert
Application
After the Intent to Convert application has been submitted, notice is required to inform
stakeholders of a forthcoming golf course conversion application. However, no mailing
is required if the applicant chooses to withdraw the Intent to Convert application.
See Chapter 8 of the Administrative Code for additional notice information.
1. Mailed Notice: For the purposes of this mailed notice, written notice shall be sent to
property owners located within 1,000 feet from the property line of the golf course.
The notice shall be sent after the Intent to Convert application has been reviewed
and deemed satisfactory by staff to proceed to the mailed notice and SOMs, and at
least 20 days prior to the first SOM. The mailed notice shall include the following:
a. Explanation of the intention to convert the golf course.
b. Indication that there will be at least two advertised SOMs and one web-
based visual survey to solicit input from stakeholders on the proposed
9.A.4.a
Packet Pg. 815 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
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project. The date, time, and location of the SOMs does not need to be
included in this mailing.
c. 2 in. x 3 in. map of the project location.
d. Applicant contact information.
2. Sign: (see format below) Posted after the Intent to Convert application has been
reviewed and deemed satisfactory by staff to proceed to the mailed notice and SOMs,
and at least 20 days before the first SOM. The sign shall remain posted until all SOMs
are complete. For the purposes of this section, signage, measuring 16 square feet, shall
clearly indicate an applicant is petitioning the county to convert the golf course to a
non-golf use (e.g. residential). A user-friendly website address shall be provided on the
signs directing interested parties to visit Collier County’s website to access materials for
the SOM and the web-based visual survey. The sign shall remain posted for 7 days after
the last required SOM. The location of the signage shall be consistent with Chapter 8 of
the Administrative Code.
Public
Hearing
No public hearing is required for the Intent to Convert application. Public hearings will
be required for subsequent conversion applications.
Decision
Maker
The County Manager or designee.
Review
Process
The Zoning Division will review the Intent to Convert application and identify whether
additional materials are needed.
Updated 2021-143
9.A.4.a
Packet Pg. 816 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
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Collier County Land Development Code | Administrative Procedures Manual
Chapter 7 | Submittal Requirements for Land Use Applications
E. Additional Requirements for Applications for a Proposed Golf Course
Conversion – Rezones and Stewardship Receiving Areas
Reference LDC section 5.05.15
Applicability The following items are required for any rezone or SRA application that is submitted for the
proposed conversion of an existing golf course into a non-golf course use:
1. A Neighborhood Information Meeting (NIM) is required after the initial pre-
application meeting and before the submittal of a formal application. This NIM does
not replace the NIM requirements after submittal of the application.
See Chapter 8 A.1 of the Administrative Code for NIM procedures.
See Chapter 1 D.4 of the Administrative Code for Pre-Application Meeting
procedures.
2. A title report that identifies the current owner of the property and all
encumbrances shall be required as part of the rezone or SRA application.
Application
Contents
Applicants shall include a written summary of the NIM (See Chapter 8 A.1 of the
Administrative Code for NIM procedures) and the title report with Submittal 1 of the
rezone or SRA application or the application is deemed incomplete.
Notice N/A
Public Hearing N/A
Decision Maker N/A
Review Process The Zoning Division will review the supplemental items and identify whether additional
materials are needed as part of the review of the rezone or SRA application .
Updated
9.A.4.a
Packet Pg. 817 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
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Collier County Land Development Code | Administrative Procedures Manual
Chapter 8 | Public Notice
F. Stakeholder Outreach Meeting for Golf Course Conversions (SOM)
Reference LDC sections 5.05.15 and LDC Public Notice section 10.03.06.
See Chapter 4.N for Intent to Convert Applications for the Application Contents
Required for Presentations at SOMs.
Purpose Stakeholder Outreach Meetings (SOMs) are intended to engage stakeholders early in the
design of a golf course conversion project and to encourage collaboration and consensus
between the applicant and the stakeholders on the proposed conversion.
Applicability This process applies to applicants seeking to convert a constructed golf course to a non -
golf course use. A minimum of two in-person meetings and one web-based visual survey
are required. This section shall be used in connection with LDC section 5.05.15.
Initiation The SOMs may be held after the “Intent to Convert” application has been received by the
County and deemed sufficient by staff to proceed. It is encouraged that SOMs take place
in a timely manner so as to support stakeholder involvement.
SOM Notice
Requirements
Each SOM shall be noticed as follows:
1. Newspaper Advertisements: The legal advertisement shall be published at least 15
days before the SOM in a newspaper of general circulation. The advertisement shall
include at a minimum:
a. Date, time, and location of the SOM;
b. Petition name, number and applicant contact info;
c. Notice of the intention to convert the golf course to a non-golf course use;
d. Brief description of the proposed uses; and
e. 2 in. x 3 in. map of the project location.
2. Mailed Notice: For the purposes of this mailed notice requirement, written notice
shall be sent to property owners located within 1,000 feet from the property line of
the golf course at least 15 days before the first SOM. The mailed notice shall include
the following:
a. Date, time, and location of each SOM included in the mailed notice;
b. Petition name, number and applicant contact info;
c. Notice of the intention to convert the golf course to another use;
d. A brief description of the proposed uses;
e. A statement describing that the applicant is seeking input through a
stakeholder outreach process;
f. The user-friendly web address where the meeting materials, such as the
Developers Alternatives Statement, can be accessed;
9.A.4.a
Packet Pg. 818 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
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g. A brief description of the visual survey and the user-friendly web address
where the survey can be accessed; and
h. The dates that the web-based visual survey will be available online.
Location
The applicant must arrange the location of the meeting. The location must be reasonably
convenient to the property owners who receive the required notice. The facilities must be
of sufficient size to accommodate expected attendance.
Timeframe SOMs must be held between November 1st and April 1st.
Conduct of
SOMs
A minimum of two SOMs shall be conducted in accordance with the following:
a. An assigned County planner shall attend the SOMs and observe the
process. The planner shall note any commitment made by the applicant
during the meetings.
b. Meeting Conduct: The applicant shall conduct the meetings as follows:
i. Use at least one public outreach method during the in-
person meetings as described below; and
ii. The applicant shall facilitate dialogue and encourage input on the
conceptual development plan from the stakeholders regarding the
types of development the stakeholders consider compatible with
the neighborhood, and the types of land uses they would support
to be added to the neighborhood.
c. Presentation: The applicant must provide the following at the SOM for
review and comment:
i. The current LDC zoning district uses and development regulations;
ii. Information about the purpose of the meeting, including the
goals and objectives of the conversion project;
iii. A copy of the Developer’s Alternatives Statement shall be made
available at the SOM, as described in LDC section 5.05.15 C.2;
iv. Visuals depicting the conceptual development plan(s) and
the greenway; and
v. The list of deviations requested, as described in LDC section
5.05.15 C.4.a-b.
d. Public Outreach Methods: The applicant shall use one or more of the
following at the Stakeholder Outreach Meetings to engage
stakeholders:
i. Charrette. This public outreach method is a collaborative design
and planning workshop that occurs over multiple days. Through a
charrette, the applicant designs the conceptual development plan
and greenway with stakeholders’ input. During a charrette,
stakeholders are given the opportunity to identify values, needs,
and desired outcomes regarding the project. Through a series of
engagement activities the conceptual development plan and
greenway are designed and refined. Throughout the sessions,
9.A.4.a
Packet Pg. 819 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
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stakeholders have an opportunity to analyze the project, address
and resolve issues, and comment on multiple iterations of the
project.
ii. Participatory Mapping. This public outreach method produces
maps using stakeholder knowledge and input. To start, the
applicant hosts a workshop and shares information about the
project through exhibits such as poster boards, written or
electronic materials, etc. Participants are then given sticky dots,
markers, or other tactile/visualization tools in conjunction with
maps of the conceptual development plan and greenway to
identify options to address compatibility, adverse impacts, or types
of desirable usable open space for the project. For example:
stakeholders are asked to place red dots on the map where there
is a perceived pedestrian hazard and place a green dot where they
support additional tree plantings in the greenway.
iii. Group Polling. This public outreach method polls participants at
the meeting and provides instant results. The poll can include a
wide range of topics about the project, such as density, greenway
uses, vehicle/pedestrian transportation networks, etc. The
applicant provides sticky dots or uses electronic devices to
conduct the polling.
iv. Visioning Exercise. This public outreach method invites
stakeholders to describe their core values and vision for their
community. In a workshop setting, the applicant presents a wide
variety of reports, maps, photos, and other information about the
project. The applicant then poses questions to the participants,
such as, but not limited to the following:
1.“What do people want to preserve in the community?”
2.“What do people want to create in the community?”
3.“What do people want to change in the community?”
The applicant collects the responses and works with the
participants to create a vision statement for the project that
incorporates the goals, concerns, and values of the community.
9.A.4.a
Packet Pg. 820 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
Exhibit A – Administrative Code Updates
26
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Golf Courses .docx
Web-based
Visual
Survey
Requireme
nts
The web-based visual survey is intended to increase engagement with stakeholders. The
survey should engage the stakeholders in the design of the project and assist in
determining what stakeholders find important to the neighborhood, what is considered
compatible with the neighborhood, and what types of land uses they support adding to
the neighborhood.
a. The survey shall provide visual representations of the proposed
development, in particular the types of land uses proposed, streetscapes,
public spaces, design characteristics, and depictions of the greenway design;
b. The survey questions shall be worded so as to elicit responses to the
stakeholders’ preferences or support for the visual representations.
c. The survey shall allow for additional comment(s) to be made by the
stakeholders.
SOM
Report
After the SOMs and the web-based survey are complete, the applicant will submit a
report of the SOM to the County, including the following information:
a. A list of attendees, a description of the public outreach methods used,
photos from the meetings demonstrating the outreach process, results from
outreach methods described above;
b. Copies of the materials used during the meeting, including any materials
created at the meeting, such as any participatory mapping or related
documents;
c. A verbatim transcript of the meetings and an audio (mp3 or WAV format) or
video recording in a format accessible or viewable by the County;
d. A point-counterpoint list, identifying the input from the stakeholders and
how and why it was or was not incorporated into the application. Input from
stakeholders may be categorized by topic and the applicant may provide a
single response to each topic in narrative format; and
The report shall be organized such that the issues and ideas provided by the
stakeholders that are incorporated in the application are clearly labeled in the
point-counterpoint list and in the conversion application.
Meeting
Follow-up
After each SOM is completed and prior to the submittal of a conversion application, the
applicant will submit to the assigned planner a written summary of the SOM and any
commitment that has been made. Any commitment made during the meeting will:
a. Become part of the record of the proceedings;
b. Be included in the staff report for any subsequent conversion application;
and
c. Be considered for inclusion into the conditions of approval of any
subsequent development order.
Updated
9.A.4.a
Packet Pg. 821 Attachment: 07-03-2024 LDCA 5.05.15 Converison of Golf Courses (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
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C:\Users\metadactuser\AppData\Local\Temp\MetadactCore\1748113\lmdeC520.docx
LAND DEVELOPMENT CODE AMENDMENT
PETITION
PL20230012905
ORIGIN
Board of County
Commissioners (Board)
SUMMARY OF AMENDMENT
This amendment introduces comprehensive updates to the current
provisions in the Land Development Code (LDC) related to the conversion
of golf courses. LDC amendments are reviewed by the Board, Collier
County Planning Commission (CCPC), Development Services Advisory
Committee (DSAC), and the Land Development Review Subcommittee of
the DSAC (DSAC-LDR). Procedural changes to the Administrative Code
are also part of this amendment.
HEARING DATES LDC SECTION TO BE AMENDED
Board TBD
CCPC 08/01/2024
DSAC 02/07/2024
DSAC-LDR 01/31/2024
01/16/2024
3.05.07
5.05.15
10.03.06
Preservation Standards
Conversion of Golf Courses
Public Notice and Required Hearings for Land Use Petitions
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR
Approval with
recommendations
DSAC
Approval with
recommendations
CCPC
TBD
BACKGROUND
On February 14, 2023, the Board directed staff to bring back an LDC amendment to clarify that the Board has
the discretion to grant deviations to reduce the minimum average greenway width of a proposed golf course
conversion during the rezoning process. Additionally, on April 11, 2023, the Board recognized that the existing
Golf Course Conversion Intent to Convert (ITC) application process has not been effective in bringing the
developer and stakeholders together early in the process to resolve issues, as initially intended, and directed staff
to bring back recommendations for an amendment that could improve the process and remove potential “Bert
Harris” (Florida Statutes, Chapter 70) claims. The Board also discussed the possibility of repealing the ITC
process in its entirety.
The existing Golf Course Conversion regulations and ITC application requirements were adopted by the Board
on March 28, 2017. Since that time, the County has received three ITC applications for the proposed conversion
of an existing golf course to a non-golf course use. All three ITC applications have been completed, resulting in
the approved conversion of one (Golden Gate Golf Course) and pending litigation for the others.
Following the Board directive, Staff originally intended to only modify the existing conversion regulations as a
means to improve the section by removing requirements that could be deemed as superfluous. Staff later
determined that the modified regulations would not considerably improve the conversion process. Staff then
created a new draft to include the core intentions of the existing section: 1. to require the applicant to engage
surrounding property owners early in the design process, and 2. to require preservation of a portion of the
greenway in a proposed conversion project.
This amendment seeks to promote a streamlined process for proposed golf course conversion projects by
removing the ITC application requirement as an “extra step” before the traditional rezone application process.
Proposed conversion projects will instead be required to hold one Neighborhood Information Meeting (NIM)
before their rezone application is submitted. This pre-submittal NIM is intended to require the applicant to involve
Commented [RGEHOA1]: Why is the second planned
DSAC meeting on 8/7/24 not listed for the public’s benefit?
Commented [RGEHOA2]: Why does this not note
pending further review by DSAC on 8/7/24?
9.A.4.b
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the public prior to the submittal of the rezone application. The proposed conversion project will also be required
to include a greenway in the design of the proposed non-golf course use. The purpose of this greenway
requirement is to retain an open space along the perimeter of the conversion project and adjacent to existing
residential development. A provision is also included to specify that the Board has the authority to grant
deviations to the greenway requirement, as part of any rezone request.
Corresponding revisions to other LDC sections are also included to maintain consistency from the proposed
updates. Updates to sections of the Administrative Code to reflect the proposed procedural changes reflected in
this draft amendment are also included in Exhibit A.
FISCAL & OPERATIONAL IMPACTS
The cost associated with advertising the
Ordinance amending the Land Development
Code are estimated at $1,008.00. Funds are
available within Unincorporated Area General
Fund (1011), Zoning & Land Development
Cost Center (138319).
GMP CONSISTENCY
The proposed LDC amendment has been reviewed by
Comprehensive Planning staff and may be deemed
consistent with the GMP.
EXHIBITS: A) Administrative Code Updates
9.A.4.b
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Amend the LDC as follows:
1
2 3.05.07 Preservation Standards
3
4 All development not specifically exempted by this ordinance shall incorporate, at a minimum, the
5 preservation standards contained within this section.
6
7 * * * * * * * * * * * * *
8
9 H. Preserve standards.
10
11 1. Design standards.
12
13 * * * * * * * * * * * * *
14
15 e. Created preserves. Although the primary intent of GMP CCME Policy 6.1.1
16 is to retain and protect existing native vegetation, there are situations where
17 the application of the retention requirements of this Policy is not possible.
18 In these cases, creation or restoration of vegetation to satisfy all or a portion
19 of the native vegetation retention requirements may be allowed. In keeping
20 with the intent of this policy, the preservation of native vegetation off site is
21 preferable over creation of preserves. Created Preserves shall be allowed
22 for parcels that cannot reasonably accommodate both the required on-site
23 preserve area and the proposed activity.
24
25 i. Applicability. Criteria for determining when a parcel cannot
26 reasonably accommodate both the required on-site preserve area
27 and the proposed activity include:
28
29 * * * * * * * * * * * * *
30
31 (e) When small isolated areas (of less than ½ acre in size) of
32 native vegetation exist on site. In cases where retention of
33 native vegetation results in small isolated areas of ½ acre or
34 less, preserves may be planted with all three strata; using
35 the criteria set forth in Created Preserves and shall be
36 created adjacent existing native vegetation areas on site or
37 contiguous to preserves on adjacent properties. This
38 exception may be granted, regardless of the size of the
39 project. Created preserves may exceed the ½ acre size
40 limitation for a rezone or SRA amendment application for
41 the conversion of a golf course to another use conversion
42 applications in accordance with LDC section 5.05.15.
43
44 * * * * * * * * * * * * *
45 # # # # # # # # # # # # #
46
47
48
49
50
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1 5.05.15 Conversion of Golf Courses
2
3 A. Purpose and Intent. The purpose of this section is to require an additional step of public
4 involvement and to add a greenway requirement for the proposed conversion of an
5 existing golf course to a non-golf course use. The intent is to involve the public prior to
6 the submittal of a rezone or Stewardship Receiving Area (SRA) amendment application
7 and to require the applicant to engage residents, property owners, and the surrounding
8 community early in the conceptual design phase of the conversion project, in order to
9 better identify potential compatibility issues to the existing neighborhoods.
10
11 B. Applicability. This section applies to a proposed change of use of a constructed golf
12 course, in whole or in part, to a non-golf course use where a rezone or amendment to an
13 SRA is needed to allow the non-golf course use.
14
15 C. Exemptions. The following shall be exempt from this section:
16
17 1. Golf courses zoned Golf Course and Recreational Uses (GC) where a permitted,
18 accessory, or conditional non-golf course use is sought.
19
20 2. Golf courses constructed prior to [effective date of Ordinance amendment] as a
21 conditional use in the Rural Agricultural (A) Zoning District.
22
23 3. Golf courses that do not abut and/or are not adjacent to residentially zoned
24 property.
25
26 D. Additional pre-submittal application requirements for golf course conversions.
27
28 1. A Neighborhood Information Meeting (NIM) is required after the initial pre-
29 application meeting and before the submittal of a formal application. This NIM does
30 not replace the NIM requirements after submittal of the application.
31
32 2. After completing the required pre-submittal NIM, the application will follow the
33 procedural steps required of all rezone or SRA amendment applications.
34
35 3.A title report that identifies the current owner of the property and all encumbrances
36 shall be required as part of the rezone or SRA amendment application.
37
38 E. Greenway requirements. The proposed rezone or SRA amendment application shall
39 provide for a greenway as part of the project. The purpose of the greenway is to retain an
40 open space along the perimeter of the project and adjacent to the existing residential
41 development.
42
43 1. The greenway shall be contiguous to the existing residential properties
44 surrounding the existing golf course, shall generally be located along the perimeter of the
45 proposed development, and shall be a minimum width of 75-feet maintaining an average
46 of width of 50-feet and in no event a width of less than 30-feet at any one location.maintain
47 an average width of 50 feet.
48
49 2. The greenway may be counted towards the open space requirement for the project
50 as established in LDC section 4.02.00 and/or LDC section 4.02.07 as to a PUD.
Commented [RGE HOA3]: Some DSAC
recommendations have been overlooked, such as providing
2 distinct redevelopment plans to consider for golf course
conversions. Alternative redevelopment plans are in the
best interests of the County and neighboring property
owners.
Commented [RGE HOA4]: FOR CLARIFICATION, ADD
TEXT: "This section is to be applied in conjunction with LDC
section 10.02.08, as well as other existing regulations
relating to the requirements for rezoning of property."
9.A.4.b
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1 The greenway requirement in no way relieves the applicant of the open space
2 requirements under these LDC sections.
3
4 3. Existing trees and understory (shrubs and groundcover), particularly native
5 vegetation, are encouraged to be preserved and maintained within the greenway
6 to the maximum extent, except where minimal de minimis improvements are
7 needed that provide a passive recreational use. At a minimum, canopy trees shall
8 be provided at a ratio of 1:2,000 square feet within the greenway. Existing trees
9 may count toward the ratio; however, trees within preserves shall be excluded from
10 the ratio.
11
12 4. The greenway shall not include the required yards (buffers and/or setbacks) of any
13 proposed individual lots.
14
15 5. A wall or fence is not required between the greenway and the proposed
16 development; however, should a wall or fence be constructed, the fence shall
17 provide habitat connectivity to facilitate movement of wildlife in and around the
18 greenway.
19
20 6. A portion of the greenway may provide stormwater management; however, the
21 greenway shall not create more than 30 percent additional lake area than exists
22 pre-conversion in the greenway.
23
24 7. The applicant shall record a restrictive covenant at the time of subdivision plat or
25 Site Development Plan (SDP) approval, in the County's official records, describing
26 the use and maintenance of the greenway in perpetuity as described in the zoning
27 action or SRA amendment.
28
29 i.8.Notwithstanding the foregoing, any proposed
30 deviations from property development standards shall be clearly
31 identified by the applicant as part of a proposed rezone or SRA
32 amendment application with a narrative describing the justifications for
33 any proposed deviations.t The Board has the authority to review and grant
34 reasonable deviations that are justified and which are still consistent with
35 the spirit and intent of the Land Development Code and Growth
36 Management Plan at its sole discretion, including, but not limited to,
37 reduction of the greenway requirement.
38 A. Purpose and Intent. The purpose of this section is to assess and mitigate the impact of
39 golf course conversion on real property by requiring outreach with stakeholders during the
40 design phase of the conversion project and specific development standards to ensure
41 compatibility with the existing land uses. For the purposes of this section, property owners
42 within 1,000 feet of a golf course shall hereafter be referred to as stakeholders.
43
44 1. Stakeholder outreach process. The intent is to provide a process to cultivate
45 consensus between the applicant and the stakeholders on the proposed
46 conversion. In particular, this section is designed to address the conversion of golf
47 courses surrounded, in whole or in part, by residential uses or lands zoned
48 residential.
49
Commented [RGE HOA5]: At the Feb 14, 2023 BCC
meeting, the only revision to the GC rezone Development
Standards which was discussed was to provide the
Commissioner's flexibility in deviating from the dimensional
widths of the greenway (i.e. changing mandatory language
such as "shall" to "may"). The wholesale deletion of the vast
majority of these development standards goes against the
purpose of the GC conversion regulations, which was to
protect the property rights and property values of abutting
homeowners while allowing for residential redevelopment
of golf courses.
Commented [RGE HOA6]: Current LDC for conv rsi n of
GCs includes a minimum % of open space of 35%. Other
residential and PUD zone regulations include open space
requirements. Why is this removed?
Commented [Author7R7]: Recommend reduction in the
lake area percentage permitted in the greenway, due to
how noise carries over water
9.A.4.b
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1 2. Development standards. It is the intent of the specific development standards
2 contained herein to encourage the applicant to propose a conversion project with
3 land uses and amenities that are compatible and complementary to the existing
4 neighborhoods. Further, the applicant is encouraged to incorporate reasonable
5 input provided by stakeholders into the development proposal.
6
7 B. Applicability. The following zoning actions, Stewardship Receiving Area Amendments,
8 and Compatibility Design Review petitions, hereafter collectively referred to as
9 "conversion applications," shall be subject to LDC section 5.05.15. A conversion
10 application shall be required when an applicant seeks to change a constructed golf course
11 to a non-golf course use. However, where a permitted, accessory, or conditional use is
12 sought for a golf course zoned Golf Course and Recreational Uses (GC), the applicant
13 shall be exempt from this section except for LDC section 5.05.15 H.
14
15 1. Zoning actions. This section applies to a golf course constructed in any zoning
16 district where the proposed use is not permitted, accessory, or conditional in the
17 zoning district or tract for which a zoning change is sought. Zoning actions seeking
18 a PUD rezone shall be subject to the minimum area requirements for PUDs
19 established in LDC section 4.07.02; however, the proposed PUD shall not be
20 required to meet the contiguous acres requirement so long as the PUD rezone
21 does not include lands other than the constructed golf course subject to the
22 conversion application.
23
24 2. Stewardship Receiving Area Amendments. This section applies to a golf course
25 constructed on lands within a Stewardship Receiving Area where the proposed
26 use is not permitted, accessory, or conditional in the context zone for which the
27 change is sought.
28
29 3. Compatibility Design Review. This section applies to a golf course constructed in
30 any zoning district or designated as a Stewardship Receiving Area that utilize a
31 non-golf course use which is a permitted, accessory or conditional use within the
32 existing zoning district or designation. Conditional uses shall also require
33 conditional use approval subject to LDC section 10.08.00.
34
35 C. Application process for conversion applications.
36 1. Intent to Convert application. The applicant shall submit an "Intent to Convert"
37 application to the County prior to submitting a conversion application. The following
38 is required of the applicant:
39
40 a. Application. The Administrative Code shall establish the procedure and
41 application submittal requirements, including: a title opinion or title
42 commitment that identifies the current owner of the property and all
43 encumbrances against the property; the Developer's Alternatives
44 Statement, as provided for below; and the public outreach methods to be
45 used to engage stakeholders at the Stakeholder Outreach Meetings, as
46 established below.
47
48 b. Public Notice. The applicant shall be responsible for meeting the
49 requirements of LDC section 10.03.06.
50
Commented [RGE HOA8]: The deletion of this text
suggests that golf courses within PUDs could be
redeveloped without compliance to the original open space
requirements of 4.07.02 which were applied at the time of
approving the PUD. This seems like a Bert Harris legal risk
for the County from the owners of property within PUDs
9.A.4.b
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1 2. Developer's Alternatives Statement requirements. The purpose of the Developer's
2 Alternatives Statement (DAS) is to serve as a tool to inform stakeholders and the
3 County about the applicant's development options and intentions. It is intended to
4 encourage communication, cooperation, and consensus building between the
5 applicant, the stakeholders, and the County.
6
7 b. Alternatives. The DAS shall be prepared by the applicant and shall clearly
8 identify the goals and objectives for the conversion project. The DAS shall
9 address, at a minimum, the three alternatives noted below. The alternatives
10 are not intended to be mutually exclusive; the conceptual development plan
11 described below may incorporate one or more of the alternatives in the
12 conversion project.
13
14 i. No conversion: The applicant shall examine opportunities to retain
15 all or part of the golf course. The following considerations are to be
16 assessed:
17
18 a) Whether any of the existing property owners' association(s)
19 reasonably related to the golf course are able to purchase
20 all or part of the golf course; and
21
22 b) Whether any of the existing property owners' association(s)
23 and/or any new association reasonably related to the golf
24 course can coordinate joint control for all or part of the golf
25 course.
26
27 ii. County purchase: The applicant shall coordinate with the County to
28 determine if there is interest to donate, purchase, or maintain a
29 portion or all of the property for a public use, such as a public park,
30 open space, civic use, or other public facilities. This section shall
31 not require the County to purchase any lands, nor shall this require
32 the property owner to donate or sell any land.
33
34 iii. Conceptual development plan: The applicant shall prepare one or
35 more proposed conceptual development plans, consistent with the
36 development standards established in LDC section 5.05.15 G,
37 depicting the proposed conversion. The applicant shall share the
38 conceptual development plan with the stakeholders at the
39 Stakeholder Outreach Meetings as described below. The
40 conceptual development plan shall include a narrative describing
41 how the plan implements and is consistent with the goals and
42 objectives identified in the DAS. The conceptual development plan
43 shall depict the retained and proposed land uses, including
44 residential, non-residential, and preserve areas; existing and
45 proposed roadway and pedestrian systems; existing and proposed
46 trees and landscaping; and the proposed location for the greenway,
47 including any passive recreational uses. The narrative shall identify
48 the intensity of the proposed land uses; how the proposed
49 conversion is compatible with the existing surrounding land uses
50 and any methods to provide benefits or mitigate impacts to the
51 stakeholders. Visual exhibits to describe the conceptual
9.A.4.b
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1 development plan and amenities, including the greenway, shall also
2 be provided.
3
4 3. Stakeholder Outreach Meetings (SOMs) for conversion applications. The SOMs
5 are intended to engage the stakeholders early in the conversion project and inform
6 the applicant as to what the stakeholders find important in the neighborhood, what
7 the stakeholders consider compatible with the neighborhood, and what types of
8 land uses they would support to be added to the neighborhood. An assigned
9 County planner shall attend the SOM and observe the process. The following is
10 required of the applicant:
11
12 a. The Administrative Code shall establish the procedure and application
13 submittal requirements.
14
15 b. The applicant shall conduct a minimum of two in-person SOMs and a
16 minimum of one web-based visual survey on the proposed conceptual
17 development plan(s). The web-based survey web address shall be
18 incorporated in the mailings notifying the stakeholders of the in-person
19 SOMs.
20
21 c. At the SOMs, the applicant shall provide information to the stakeholders
22 about the purpose of the meeting, including a presentation on the goals
23 and objectives of the conversion project, the conceptual development plan,
24 the greenway concept, and the measures taken to ensure compatibility with
25 the existing surrounding neighborhood. A copy of the full Developer's
26 Alternative Statement shall also be made available at each SOM. The
27 applicant shall facilitate discussion on these topics with the stakeholders
28 using one or more public outreach method(s) identified in the
29 Administrative Code.
30
31 d. SOM report for conversion applications. After completing the SOMs the
32 applicant shall prepare a SOM report. The report shall include a list of
33 attendees, a description of the public outreach methods used, photos from
34 the meetings demonstrating the outreach process, results from outreach
35 methods, and copies of the materials used during the SOMs. The applicant
36 shall also include a point-counterpoint list, identifying input from the
37 stakeholders and how and why it was or was not incorporated in the
38 conversion application. The report shall be organized such that the issues
39 and ideas provided by the stakeholders are clearly labeled by the applicant
40 in the list and the conversion application.
41
42 4. Conversion application procedures. An applicant shall not submit a conversion
43 application (e.g. rezone, PUDA, SRAA, Compatibility Design Review) until the
44 Intent to Convert application is deemed completed by County staff and the SOMs
45 are completed. Thereafter, the applicant may proceed by submitting a conversion
46 application with the County as follows:
47
48 a. Zoning actions. For projects subject to 5.05.15 B.1., the applicant shall file
49 a PUDA or rezone application, including the SOM report. Deviations to LDC
50 section 5.05.15 shall be prohibited; further, deviations to other sections of
51 the LDC shall be shared with the stakeholders at a SOM or NIM.
9.A.4.b
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1
2 b. Stewardship Receiving Area Amendments. For projects subject to 5.05.15
3 B.2., the applicant shall file a Stewardship Receiving Area Amendment
4 application, including the SOM report. Deviations to LDC section 5.05.15
5 shall be prohibited; further, deviations to other sections of the LDC shall be
6 shared with the stakeholders at a SOM or NIM.
7
8 c. Compatibility Design Review. For projects subject to 5.05.15 B.3., the
9 applicant shall file a Compatibility Design Review application, including the
10 SOM report.
11
12 D. Criteria and staff report for conversion applications. In addition to the requirements
13 established in LDC sections 10.02.08, 10.02.13 B., or 4.08.07, as applicable, the staff
14 report shall evaluate the following:
15
16 1. Whether the applicant has met the requirements established in this section and
17 development standards in the LDC. In particular, that the proposed design and
18 use(s) of the greenway, as applicable, meet the purpose as described 5.05.15 G.2.
19
20 2. Whether the SOM report and point-counterpoint list described above reflect the
21 discussions that took place at the SOMs.
22
23 3. Whether the applicant incorporated reasonable input provided by the stakeholders
24 to address impacts of the golf course conversion on stakeholders' real property.
25
26 4. Whether the applicant provided an explanation as to why input from the
27 stakeholders was not incorporated into the conceptual development plan.
28
29 E. Supplemental review and approval considerations for zoning actions and Stewardship
30 Receiving Area Amendments. The report and recommendations of the Planning
31 Commission and Environmental Advisory Council, if applicable, to the Board shall show
32 the Planning Commission has studied and considered the staff report for conversion
33 applications, reasonable input from the stakeholders, the criteria established in LDC
34 section 5.05.15 D, as well as the criteria established in LDC sections 10.02.08 F, 10.02.13
35 B, or 4.08.07, as applicable. In particular, the Planning Commission shall give attention to
36 the design of the greenway and how it mitigates impacts to real property. Further attention
37 shall be given to who can use the greenway. The Board shall consider the criteria in LDC
38 section 5.05.15 D, as well as the criteria established in LDC sections 10.02.08 F, 10.02.13
39 B, or 4.08.07, as applicable, and Planning Commission report and recommendation.
40
41 F. Compatibility Design Review. For projects subject to 5.05.15 B.3., this section is intended
42 to address the impact of golf course conversion on real property by requiring the
43 conceptual development plan to be reviewed for compatibility with the existing surrounding
44 uses. The following is required:
45
46 1. Application. The Administrative Code shall establish the submittal requirements for
47 the compatibility design review application.
48
49 2. Public Notice. The applicant shall be responsible for meeting the requirements of
50 LDC section 10.03.06.
51
Commented [RGE HOA9]: By deleting reference to
other applicable sections of the LDC it creates the false
impression that GC conversions are not subject to the rest
of the relevant sections of the LDC
9.A.4.b
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1 3. Compatibility Design Review. The Planning Commission shall review the staff
2 report as described in 5.05.15 D, the Compatibility Design Review application, and
3 make a recommendation to the Board based on the following criteria:
4
5 a. Whether the applicant has met the applicable requirements established in
6 this section and reasonably addressed the concepts identified in LDC
7 section 5.05.15 D.2. - D.4.
8
9 b. Whether the conceptual design is compatible with the existing surrounding
10 land uses.
11
12 c. Whether a view of open space is provided that mitigates impacts to real
13 property for the property owners that surround the golf course.
14
15 d. Whether open space is retained and available for passive recreation.
16
17 4. The Board shall consider the criteria in LDC section 5.05.15 F.3., above, the staff
18 report and the Planning Commission report and approve, approve with conditions,
19 or deny the application. Upon approval of the application, the applicant shall obtain
20 approval of any additional required development order, such as a SDP,
21 construction plans, or conditional use.
22
23 G. Development standards. The following are additional minimum design standards for
24 zoning actions and Stewardship Receiving Area Amendments. The Compatibility Design
25 Review process shall only be subject to LDC section 5.05.15 G.6.
26
27 1. Previously approved open space. Golf course acreages utilized to meet the
28 minimum open space requirements for a previously approved project shall be
29 retained as open space and shall not be included in open space calculations for
30 any subsequent conversion projects.
31
32 2. Greenway. The purpose of the greenway is to retain an open space view for
33 stakeholders, support passive recreational uses, and support existing wildlife
34 habitat. For the purposes of this section the greenway shall be identified as a
35 continuous strip of land set aside for passive recreational uses, such as: open
36 space, nature trails, parks, playgrounds, golf courses, beach frontage, disc golf
37 courses, exercise equipment, and multi-use paths. The Board may approve other
38 passive recreational uses that were vetted at the Stakeholder Outreach Meetings.
39 The greenway shall not include required yards (setbacks) of any individual lots.
40
41 a. The greenway shall be contiguous to the existing residential properties
42 surrounding the golf course and generally located along the perimeter of
43 the proposed development. The Board may approve an alternative design
44 that was vetted at the Stakeholder Outreach Meetings, as provided for in
45 LDC section 5.05.15 C.3.
46
47 b. A minimum of 35 percent of the gross area of the conversion project shall
48 be dedicated to the greenway. The greenway shall have a minimum
49 average width of 100 feet and no less than 75 feet at any one location.
50
Commented [RGE HOA10]: Per earlier comment, the
current 35% open space standard is to be removed per this
proposed amendment; creating another legal risk from the
devaluation of adjacent properties
Commented [RGE HOA11]: Minimum standards
removed creating another risk of a Bert Harris claim from
affected property owners
9.A.4.b
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1 c. Maintenance of the greenway shall be identified through the zoning or and
2 Stewardship Receiving Area Amendment process.
3
4 d. The greenway may be counted towards the open space requirement for
5 the conversion project as established in LDC section 4.02.00 except as
6 noted in G.1. above.
7
8 e. Existing trees and understory (shrubs and groundcover) shall be preserved
9 and maintained within the greenway, except where minimal improvements
10 are needed that provide a passive recreational use. At a minimum, canopy
11 trees shall be provided at a ratio of 1:2,000 square feet within the
12 greenway. Existing trees may count toward the ratio; however, trees within
13 preserves shall be excluded from the ratio.
14
15 f. A wall or fence is not required between the greenway and the proposed
16 development; however, should a wall or fence be constructed, the fence
17 shall provide habitat connectivity to facilitate movement of wildlife in and
18 around the greenway.
19
20 g. A portion of the greenway may provide stormwater management; however,
21 the greenway shall not create more than 30 percent additional lake area
22 than exists pre-conversion in the greenway. Any newly developed lake
23 shall be a minimum of 100 feet wide.
24
25 h. The applicant shall record a restrictive covenant in the County's official
26 records describing the use and maintenance of the greenway as described
27 in the zoning action or SRA Amendment.
28
29 3. Preserve requirements. The following preserve standards supplement those
30 established in LDC section 3.05.07.
31
32 a. Where small isolated areas (of less than ½ acre in size) of native vegetation
33 (including planted areas) exist on site they may be consolidated into a
34 created preserve that may be greater than ½ acre in size in the aggregate
35 to meet the preserve requirement.
36
37 b. Existing County approved preserve areas shall be considered as follows:
38 i. Golf courses within a conventional zoning district. All County
39 approved preserve areas shall be retained and may be utilized to
40 meet the preserve requirements for the conversion project.
41
42 ii. Golf courses within a PUD. All County approved preserve areas
43 shall be retained. Preserve areas in excess of the PUD required
44 preserve acreage may be used to meet the preserve requirement
45 for the conversion project.
46
47 4. Stormwater management requirements. The applicant shall demonstrate that the
48 stormwater management for the surrounding uses will be maintained at an
49 equivalent or improved level of service. This shall be demonstrated by a pre versus
50 post development stormwater runoff analysis.
51
Commented [RGE HOA12]: Are stormwater
management requirements really being deleted for golf
course redevelopment? Heightened protections as to
stormwater management to benefit the public are
appropriate as compared to other types of rezoning actions
given that golf courses were frequently approved to also
accept runoff and serve as open space to allow for increased
density in the surrounding residential development.
9.A.4.b
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1 5. Floodplain compensation. In accordance with LDC section 3.07.02 floodplain
2 compensation shall be provided.
3
4 6. Soil and/or groundwater sampling may be deferred by the applicant to Early Work
5 Authorization (EWA), SDP, or PPL submittal, whichever is the first to occur, if the
6 sampling has not been completed by the rezoning, SRA amendment, or
7 compatibility design review public hearings. See LDC Section 3.08.00 A.4.d.
8
9 7. All other development standards. The conversion of golf courses shall be
10 consistent with the development standards in the LDC, as amended. Where
11 conflicts arise between the provisions in this section and other provisions in the
12 LDC, the more restrictive provision shall apply.
13
14 H. Design standards for lands converted from a golf course or for a permitted use within the
15 GC zoning district shall be subject to the following design standards.
16
17 1. Lighting. All lighting shall be designed to reduce excessive glare, light trespass
18 and sky glow. At a minimum, lighting shall be directed away from neighboring
19 properties and all light fixtures shall be full cutoff with flat lenses. Lighting for the
20 conversion project shall be vetted with stakeholders during the SOMs and the
21 public hearings, as applicable.
22 2. Setbacks. All non-golf course uses, except for the greenway, shall provide a
23 minimum average 50-foot setback from lands zoned residential or with residential
24 uses, however the setback shall be no less than 35 feet at any one location.
25
26 # # # # # # # # # # # # #
27
28 10.03.06 Public Notice and Required Hearings for Land Use Petitions
29
30 This section shall establish the requirements for public hearings and public notices. This section
31 shall be read in conjunction with LDC section 10.03.05 and Chapter 8 of the Administrative Code,
32 which further establishes the public notice procedures for land use petitions.
33
34 * * * * * * * * * * * * *
35
36 W. Intent to Convert, pursuant to LDC section 5.05.15 C.1.
37
38 1. The following notice procedures are required:
39
40 a. Mailed notice sent by the applicant after the Intent to Convert application
41 has been reviewed and deemed satisfactory by staff to proceed to the
42 mailed notice and Stakeholder Outreach Meetings, and at least 20 days
43 prior to the first Stakeholder Outreach Meeting. For the purposes of this
44 application, all mailed notices shall be sent to property owners within 1,000
45 feet of the property lines of the subject property.
46
47 b. Posting of a sign after Intent to Convert application has been reviewed and
48 deemed satisfactory by staff to proceed to the mailed notice and
49 Stakeholder Outreach Meetings, and at least 20 days prior to the first
50 Stakeholder Outreach Meeting.
51
Commented [RGE HOA13]: Is floodplain compensation
no longer required for GC redevelopment projects?
Heightened protections as to floodplain management to
benefit the public are appropriate as compared to other
types of rezoning actions given that golf courses were
frequently approved originally to serve as a floodplain/open
space to allow for increased density in the surrounding
residential development.
Commented [RGE HOA14]: Golf courses are known to
have used petroleum and arsenic containing chemicals, vis-
a-vis the Golden Gate Golf Course. Heightened protections
as to soil and groundwater quality to benefit the public are
appropriate as compared to other types of rezoning actions.
Commented [RGE HOA15]: This minimum standard
setback has been in Code for decades....is it proposed that
this standard will not be applicable to golf course
conversions?
9.A.4.b
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1 X. Stakeholder Outreach Meeting, pursuant to LDC section 5.05.15 C.3.
2
3 1. The following notice procedures are required:
4
5 a. Newspaper advertisement at least 15 days prior to the Stakeholder
6 Outreach Meeting.
7
8 b. Mailed notice sent by the applicant at least 15 days prior to the required
9 Stakeholder Outreach Meetings. For the purposes of this application, all
10 mailed notices shall be sent to property owners within 1,000 feet of the
11 property lines of the subject property. This mailed notice may include both
12 required Stakeholder Outreach Meeting dates. All mailed notices shall
13 include the web address to participate in the required web-based visual
14 survey.
15
16 Y. Compatibility Design Review, pursuant to LDC section 5.05.15 F.
17
18 1. The following advertised public hearings are required.
19
20 a. One Planning Commission hearing.
21
22 b. One BCC hearing.
23
24 2. The following notice procedures are required:
25
26 a. Newspaper advertisement at least 15 days prior to the advertised public
27 hearing.
28
29 b. Mailed notice sent by the applicant at least 15 days prior to the required
30 public hearings. For the purposes of this application, all mailed notices shall
31 be sent to property owners within 1,000 feet of the property lines of the
32 subject property.
33
34 WZ. Events in County Right-of-Way, pursuant to LDC section 5.04.05 A.5.
35
36 * * * * * * * * * * * * *
37 # # # # # # # # # # # # #
38
39
40
41
42
43
44
45
46
47
48
49
50
51
9.A.4.b
Packet Pg. 834 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
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1
2
3
4
5
6
7
8
9
10
9.A.4.b
Packet Pg. 835 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
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Collier County Land Development Code | Administrative Procedures Manual
Chapter 3 | Quasi-Judicial Procedures with a Public Hearing
K.Compatibility Design Review
Reference LDC sections 5.05.15, and LDC Public Notice section 10.03.06 Y.
See Chapter 4.N of the Administrative Code for Intent to Convert Applications and
Chapter 8.F for Stakeholder Outreach Meetings for Golf Course Conversions.
Purpose The Compatibility Design Review process is intended to address the impacts of golf course
conversions on real property by reviewing the conceptual development plan for
compatibility with existing surrounding uses.
Applicability This process applies to a golf course constructed in any zoning district or designated as a
Stewardship Receiving Area that utilize a non-golf course use which is a permitted,
accessory, or conditional use within the existing zoning district or designation.
This application is not required for golf courses zoned Golf Course and Recreational Uses
(GC) seeking another use as provided for in LDC section 2.03.09 A.
Conditional uses shall also require conditional use approval subject to LDC section
10.08.00. The conditional use approval should be a companion item to the compatibility
design review approval.
Pre-Application A pre-application meeting is required.
Initiation The applicant files an “Application for Compatibility Design Review” with the Zoning
Division after the “Intent to Convert” application is deemed complete by County staff and
the Stakeholder Outreach Meetings (SOMs) are completed.
See Chapter 4 of the Administrative Code for information regarding the “Intent to
Convert” application and Chapter 8 of the Administrative Code for requirements for SOMs
and additional notice information.
See Chapter 1 D. for additional information regarding the procedural steps for initiating
an application.
Application
Contents
The application must include the following:
1.Applicant contact information.
2.Addressing checklist.
3.Name of project.
4.The proposed conceptual development plan.
5.The name and mailing address of all registered property owners’ associations that
could be affected by the application.
6.Property Ownership Disclosure Form.
7.The date the subject property was acquired or leased (including the term of the
lease). If the applicant has an option to buy, indicate the dates of the option: date
the option starts and terminates, and anticipated closing date.
9.A.4.b
Packet Pg. 836 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
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8.Property information, including:
a.Legal description;
b.Property identification number;
c.Section, township, and range;
d.Address of the subject site and general location;
e.Size of property in feet and acres;
f.Zoning district;
g.Plat book and page number; and
h.Subdivision, unit, lot and block, and metes and bounds description.
9.If the property owner owns additional property contiguous to the subject property,
then the following information, regarding the contiguous property, must be included:
a.Legal description;
b.Property identification number;
c.Section, township and range; and
d.Subdivision, unit, lot and block, or metes and bounds description.
10.Zoning information, including adjacent zoning and land use.
11.Soil and/or groundwater sampling results, if available, as described in LDC section
3.08.00 A.4.d and 5.05.15 G.6;
12.The approved Intent to Convert application, as described in LDC section 5.05.15 C.1;
and
13.The SOM Report, as described in LDC section 5.05.15 C.3.
14.A narrative describing how the applicant has complied with the criteria in LDC section
5.05.15 F.3, including:
a.A list of examples depicting how each criterion is met;
b.A brief narrative describing how the examples meet the criterion; and
c.Illustration of the examples on the conceptual development plan that are
described above.
15.Affidavit of Authorization.
Completeness and
Processing of
Application
See Chapter 1 D.5 for the acceptance and processing of an application
Notice Notification requirements are as follows.
See Chapter 8 of the Administrative Code for additional notice information.
1.Newspaper Advertisements: The legal advertisement shall be published at least 15
days prior to the hearing in a newspaper of general circulation. The advertisement
shall include at a minimum:
a.Date, time, and location of the hearing;
b.Description of the proposed land uses; and
c.2 in. x 3 in. map of the project location.
9.A.4.b
Packet Pg. 837 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
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2.Mailed Notice: For the purposes of this mailed notice requirement, written notice
shall be sent to property owners located within 1,000 feet from the property line of
the golf course at least 15 days prior to the advertised public hearings.
3.Sign: Posted at least 15 days before the advertised public hearing date.
See Chapter 8 E. of the Administrative Code for sign template.
Public
Hearing
1.The Planning Commission shall hold at least 1 advertised public hearing.
2.The BCC shall hold at least 1 advertised public hearing.
Decision
Maker
The BCC, following a recommendation by the Planning Commission.
Review
Process
Staff will prepare a staff report consistent with LDC section 5.05.15 F and schedule a
hearing date before the Planning Commission to present the petition. Following the
Planning Commission’s review, Staff will prepare an Executive Summary and will schedule
a hearing date before the BCC to present the petition.
Updated 2021-143
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9.A.4.b
Packet Pg. 838 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
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Chapter 4 | Administrative Procedures
N.Intent to Convert Application for Golf Course Conversions
Reference LDC sections 5.05.15, and LDC Public Notice section 10.03.06 W.
See Chapter 8.F for Stakeholder Outreach Meetings for Golf Course Conversions.
Applicability This process applies to applicants seeking to convert a constructed golf course to a non -
golf course use. Approval of this application is required prior to submitting a conversion
application (rezone, PUD, SRAA or Compatibility Design Review petition). This application
is not required for golf courses zoned Golf Course and Recreational Uses (GC) seeking
another use as provided for in LDC section 2.03.09 A.
Pre-Application A pre-application meeting is required.
Initiation The applicant files an “Intent to Convert” application with the Zoning Division.
See Chapter 1 D. for additional information regarding the procedural steps for initiating
an application.
Application
Contents
The application must include the following:
1.Applicant contact information.
2.Addressing checklist.
3.Name of project.
4.The name and mailing address of all registered property owners’ associations that
could be affected by the application.
5.Disclosure of ownership and interest information.
6.The date the subject property was acquired or leased (including the term of the
lease). If the applicant has an option to buy, indicate the dates of the option, date the
option starts and terminates, and anticipated closing date.
7.A title opinion or title commitment that identifies the current owner of the property
and all encumbrances against the property.
8.Boundary survey (no more than six months old).
9.Property information, including:
a.Legal description;
b.Property identification number;
c.Section, township, and range;
d.Address of the subject site and general location;
e.Size of property in feet and acres; and
f.Zoning district.
10.If the property owner owns additional property contiguous to the subject property,
then the following information, regarding the contiguous property, must be included:
a.Legal description;
9.A.4.b
Packet Pg. 839 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
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b.Property identification number;
c.Section, township and range; and
d.Subdivision, unit, lot and block, or metes and bounds description.
11.Zoning information, including adjacent zoning and land use.
12.Existing PUD Ordinance, SRA Development Document, Site Development Plan, or Plat.
13.An exhibit identifying the following:
a.Any golf course acreage that was utilized to meet the minimum open
space requirements for any previously approved project;
b.Existing preserve areas;
c.Sporadic vegetation less than ½ acre, including planted areas, that meet
criteria established in LDC section 3.05.07 A.4; and
d.A matrix demonstrating the following as required in LDC section 5.05.15 G.3:
•For conventionally zoned districts:
•County approved preserve acreage; and
•Any sporadic vegetation acreage used to meet the
preserve requirement for the conversion project.
•For PUDs:
•County approved preserve acreage; and
•Any County approved preserve acreage in excess of
the PUD required preserve acreage that is used to
meet the preserve requirement for the conversion
project.
14.Stormwater management requirements as required by LDC section 5.05.15 G.4.
15.Floodplain compensation, if required by LDC section 3.07.02.
16.Soil and/or groundwater sampling results, if available, as described in LDC
sections 3.08.00 A.4.d and 5.05.15 G.6.
17.List of deviations requested, as described in LDC sections 5.05.15 C.4.a-b. The specific
LDC sections for which the deviations are sought shall be identified. The list of
deviations shall be shared with stakeholders at the SOM or NIM.
18.Electronic copies of all documents.
Applica
tion Contents
Required for
Presentations
at SOMs
In addition to the application contents above, the following must also be submitted
with the Intent to Convert application and used during SOM presentations:
3.The Developer’s Alternatives Statement as described in LDC section 5.05.15 C,
including:
a.A narrative clearly describing the goals and objectives for the conversion
project.
b.No Conversion Alternative: A narrative describing the timeline of
correspondence between the applicant and the property owners’
9.A.4.b
Packet Pg. 840 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
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associations relating to the applicant’s examination of opportunities
to retain all or part of the golf course as described in LDC section
5.05.15 C.2.b.i, and copies of such correspondence. It shall be noted
in the narrative whether a final decision has been made about this
alternative or whether discussions with the property owners’
associations are ongoing.
4.County Purchase Alternative: A narrative describing the timeline of
correspondence between the applicant and the County to determine if there is
interest to retain all or portions of the property for public use as described in
LDC section 5.05.15 C.2.b.ii, and copies of such correspondence. It shall be noted
in the narrative whether a final decision has been made about this alternative or
whether discussions with the County are ongoing.
5.Conceptual Development Plan Alternative: A conceptual development plan
consistent with LDC section 5.05.15 C.2.b.iii, and as described in the following
section.
6.The conceptual development plan shall include all information described in LDC
section 5.05.15 C.2.b.iii, and the following:
a.An Access Management Exhibit, identifying the location and
dimension of existing and proposed access points and legal access
to the site.
b.A dimensional standards table for each type of land use proposed
within the plan.
i.Dimensional standards shall be based upon the established zoning
district, or that which most closely resembles the development
strategy, particularly the type, density, and intensity of each
proposed land use.
ii.For PUDs: Any proposed deviations from dimensional standards of
the established zoning district, or of the most similar zoning
district, shall be clearly identified. Provide a narrative describing
the justifications for any proposed deviations that are not
prohibited by LDC section 5.05.15 C.4.
c.A plan providing the proposed location and design of the greenway
(this may be included on the conceptual development plan):
i.Greenway Design: A plan providing the proposed location and
design of the greenway and illustrating the following (including
any alternative designs as described in LDC section 5.05.15 G.2.a):
a)The proposed location of passive recreational uses;
b)Existing and proposed lakes, including lake area calculations;
c)Preserve areas;
d)Any structures or trails related to passive recreational uses;
e)Greenway widths demonstrating a minimum average
width of 100 feet and no less than 75 feet shall be
identified every 100 feet;
9.A.4.b
Packet Pg. 841 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
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f)Locations of existing trees and understory (shrubs
and groundcover) shall be located on the plan in
accordance with LDC section 5.05.15 G.2.e;
g)A matrix identified on the plan shall demonstrate
tree counts used to calculate the ratio described in
LDC section 5.05.15 G.2.e; and
h)Location of any proposed wall or fence pursuant to
LDC section 5.05.15 G.2.f.
d. A narrative describing how the applicant proposes to offset or minimize
impacts of the golf course conversion on stakeholders’ real property and
provide for compatibility with existing surrounding land uses. Identify the
compatibility measures on the conceptual development plan.
3.A narrative statement describing how the greenway will meet the purpose as
described in LDC section 5.05.15 G.2 to retain open space views for stakeholders,
support passive recreational uses, and support existing wildlife habitat.
4.A narrative statement describing the public outreach methods proposed for the
SOMs, consistent with Administrative Code Chapter 8.F.
5.Web-based survey, including the following:
a.A copy of the web-based survey;
b.The user-friendly website address where the survey will be available; and
c.The dates the survey will be available.
Comple
teness and
Processing of
Application
See Chapter 1 D.5 for the acceptance and processing of an application.
Notice for
the Intent to
Convert
Application
After the Intent to Convert application has been submitted, notice is required to inform
stakeholders of a forthcoming golf course conversion application. However, no mailing
is required if the applicant chooses to withdraw the Intent to Convert application.
See Chapter 8 of the Administrative Code for additional notice information.
1.Mailed Notice: For the purposes of this mailed notice, written notice shall be sent to
property owners located within 1,000 feet from the property line of the golf course.
The notice shall be sent after the Intent to Convert application has been reviewed
and deemed satisfactory by staff to proceed to the mailed notice and SOMs, and at
least 20 days prior to the first SOM. The mailed notice shall include the following:
a.Explanation of the intention to convert the golf course.
b.Indication that there will be at least two advertised SOMs and one web-
based visual survey to solicit input from stakeholders on the proposed
project. The date, time, and location of the SOMs does not need to be
included in this mailing.
c.2 in. x 3 in. map of the project location.
d.Applicant contact information.
9.A.4.b
Packet Pg. 842 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
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2.Sign: (see format below) Posted after the Intent to Convert application has been
reviewed and deemed satisfactory by staff to proceed to the mailed notice and
SOMs, and at least 20 days before the first SOM. The sign shall remain posted until
all SOMs
are complete. For the purposes of this section, signage, measuring 16 square feet, shall
clearly indicate an applicant is petitioning the county to convert the golf course to a
non-golf use (e.g. residential). A user-friendly website address shall be provided on the
signs directing interested parties to visit Collier County’s website to access materials for
the SOM and the web-based visual survey. The sign shall remain posted for 7 days after
the last required SOM. The location of the signage shall be consistent with Chapter 8 of
the Administrative Code.
Public
Hearing
No public hearing is required for the Intent to Convert application. Public hearings will
be required for subsequent conversion applications.
Decision
Maker
The County Manager or designee.
Review
Process
The Zoning Division will review the Intent to Convert application and identify whether
additional materials are needed.
Updated 2021-143
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Chapter 7 | Submittal Requirements for Land Use Applications
9.A.4.b
Packet Pg. 843 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
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E.Additional Requirements for Applications for a Proposed Golf Course
Conversion – Rezones and Stewardship Receiving Areas
Reference LDC section 5.05.15
Applicability The following items are required for any rezone or SRA application that is submitted for the
proposed conversion of an existing golf course into a non-golf course use:
1.A Neighborhood Information Meeting (NIM) is required after the initial pre-
application meeting and before the submittal of a formal application. This NIM does
not replace the NIM requirements after submittal of the application.
See Chapter 8 A.1 of the Administrative Code for NIM procedures.
See Chapter 1 D.4 of the Administrative Code for Pre-Application Meeting
procedures.
2.A title report that identifies the current owner of the property and all
encumbrances shall be required as part of the rezone or SRA application.
Application
Contents
Applicants shall include a written summary of the NIM (See Chapter 8 A.1 of the
Administrative Code for NIM procedures) and the title report with Submittal 1 of the
rezone or SRA application or the application is deemed incomplete.
Notice N/A
Public Hearing N/A
Decision Maker N/A
Review Process The Zoning Division will review the supplemental items and identify whether additional
materials are needed as part of the review of the rezone or SRA application.
Updated
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Chapter 8 | Public Notice
F.Stakeholder Outreach Meeting for Golf Course Conversions (SOM)
9.A.4.b
Packet Pg. 844 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
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Reference LDC sections 5.05.15 and LDC Public Notice section 10.03.06.
See Chapter 4.N for Intent to Convert Applications for the Application Contents
Required for Presentations at SOMs.
Purpose Stakeholder Outreach Meetings (SOMs) are intended to engage stakeholders early in the
design of a golf course conversion project and to encourage collaboration and consensus
between the applicant and the stakeholders on the proposed conversion.
Applicability This process applies to applicants seeking to convert a constructed golf course to a non-
golf course use. A minimum of two in-person meetings and one web-based visual survey
are required. This section shall be used in connection with LDC section 5.05.15.
Initiation The SOMs may be held after the “Intent to Convert” application has been received by the
County and deemed sufficient by staff to proceed. It is encouraged that SOMs take place
in a timely manner so as to support stakeholder involvement.
SOM Notice
Requirements
Each SOM shall be noticed as follows:
1.Newspaper Advertisements: The legal advertisement shall be published at least 15
days before the SOM in a newspaper of general circulation. The advertisement shall
include at a minimum:
a.Date, time, and location of the SOM;
b.Petition name, number and applicant contact info;
c.Notice of the intention to convert the golf course to a non-golf course use;
d.Brief description of the proposed uses; and
e.2 in. x 3 in. map of the project location.
2.Mailed Notice: For the purposes of this mailed notice requirement, written notice
shall be sent to property owners located within 1,000 feet from the property line of
the golf course at least 15 days before the first SOM. The mailed notice shall include
the following:
a.Date, time, and location of each SOM included in the mailed notice;
b.Petition name, number and applicant contact info;
c.Notice of the intention to convert the golf course to another use;
d.A brief description of the proposed uses;
e.A statement describing that the applicant is seeking input through a
stakeholder outreach process;
f.The user-friendly web address where the meeting materials, such as the
Developers Alternatives Statement, can be accessed;
g.A brief description of the visual survey and the user-friendly web address
where the survey can be accessed; and
h.The dates that the web-based visual survey will be available online.
9.A.4.b
Packet Pg. 845 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
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Location The applicant must arrange the location of the meeting. The location must be reasonably
convenient to the property owners who receive the required notice. The facilities must be
of sufficient size to accommodate expected attendance.
Timeframe SOMs must be held between November 1st and April 1st.
Conduct of
SOMs
A minimum of two SOMs shall be conducted in accordance with the following:
a.An assigned County planner shall attend the SOMs and observe the
process. The planner shall note any commitment made by the applicant
during the meetings.
b.Meeting Conduct: The applicant shall conduct the meetings as follows:
i.Use at least one public outreach method during the in-
person meetings as described below; and
ii.The applicant shall facilitate dialogue and encourage input on the
conceptual development plan from the stakeholders regarding the
types of development the stakeholders consider compatible with
the neighborhood, and the types of land uses they would support
to be added to the neighborhood.
c.Presentation: The applicant must provide the following at the SOM for
review and comment:
i.The current LDC zoning district uses and development regulations;
ii.Information about the purpose of the meeting, including the
goals and objectives of the conversion project;
iii.A copy of the Developer’s Alternatives Statement shall be made
available at the SOM, as described in LDC section 5.05.15 C.2;
iv.Visuals depicting the conceptual development plan(s) and
the greenway; and
v.The list of deviations requested, as described in LDC section
5.05.15 C.4.a-b.
d.Public Outreach Methods: The applicant shall use one or more of the
following at the Stakeholder Outreach Meetings to engage
stakeholders:
i.Charrette. This public outreach method is a collaborative design
and planning workshop that occurs over multiple days. Through a
charrette, the applicant designs the conceptual development plan
and greenway with stakeholders’ input. During a charrette,
stakeholders are given the opportunity to identify values, needs,
and desired outcomes regarding the project. Through a series of
engagement activities the conceptual development plan and
greenway are designed and refined. Throughout the sessions,
stakeholders have an opportunity to analyze the project, address
and resolve issues, and comment on multiple iterations of the
project.
ii.Participatory Mapping. This public outreach method produces
9.A.4.b
Packet Pg. 846 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
26
C:\Users\metadactuser\AppData\Local\Temp\MetadactCore\1748113\lmdeC520.docx
maps using stakeholder knowledge and input. To start, the
applicant hosts a workshop and shares information about the
project through exhibits such as poster boards, written or
electronic materials, etc. Participants are then given sticky dots,
markers, or other tactile/visualization tools in conjunction with
maps of the conceptual development plan and greenway to
identify options to address compatibility, adverse impacts, or types
of desirable usable open space for the project. For example:
stakeholders are asked to place red dots on the map where there
is a perceived pedestrian hazard and place a green dot where they
support additional tree plantings in the greenway.
iii.Group Polling. This public outreach method polls participants at
the meeting and provides instant results. The poll can include a
wide range of topics about the project, such as density, greenway
uses, vehicle/pedestrian transportation networks, etc. The
applicant provides sticky dots or uses electronic devices to
conduct the polling.
iv.Visioning Exercise. This public outreach method invites
stakeholders to describe their core values and vision for their
community. In a workshop setting, the applicant presents a wide
variety of reports, maps, photos, and other information about the
project. The applicant then poses questions to the participants,
such as, but not limited to the following:
1.“What do people want to preserve in the community?”
2.“What do people want to create in the community?”
3.“What do people want to change in the community?”
The applicant collects the responses and works with the
participants to create a vision statement for the project that
incorporates the goals, concerns, and values of the community.
9.A.4.b
Packet Pg. 847 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
Exhibit A – Administrative Code Updates
27
C:\Users\metadactuser\AppData\Local\Temp\MetadactCore\1748113\lmdeC520.docx
Web-based
Visual
Survey
Requireme
nts
The web-based visual survey is intended to increase engagement with stakeholders. The
survey should engage the stakeholders in the design of the project and assist in
determining what stakeholders find important to the neighborhood, what is considered
compatible with the neighborhood, and what types of land uses they support adding to
the neighborhood.
a.The survey shall provide visual representations of the proposed
development, in particular the types of land uses proposed, streetscapes,
public spaces, design characteristics, and depictions of the greenway design;
b.The survey questions shall be worded so as to elicit responses to the
stakeholders’ preferences or support for the visual representations.
c.The survey shall allow for additional comment(s) to be made by the
stakeholders.
SOM
Report
After the SOMs and the web-based survey are complete, the applicant will submit a
report of the SOM to the County, including the following information:
a.A list of attendees, a description of the public outreach methods used,
photos from the meetings demonstrating the outreach process, results from
outreach methods described above;
b.Copies of the materials used during the meeting, including any materials
created at the meeting, such as any participatory mapping or related
documents;
c.A verbatim transcript of the meetings and an audio (mp3 or WAV format) or
video recording in a format accessible or viewable by the County;
d.A point-counterpoint list, identifying the input from the stakeholders and
how and why it was or was not incorporated into the application. Input from
stakeholders may be categorized by topic and the applicant may provide a
single response to each topic in narrative format; and
The report shall be organized such that the issues and ideas provided by the
stakeholders that are incorporated in the application are clearly labeled in the
point-counterpoint list and in the conversion application.
Meeting
Follow-up After each SOM is completed and prior to the submittal of a conversion application, the
applicant will submit to the assigned planner a written summary of the SOM and any
commitment that has been made. Any commitment made during the meeting will:
a.Become part of the record of the proceedings;
b.Be included in the staff report for any subsequent conversion application;
and
c.Be considered for inclusion into the conditions of approval of any
subsequent development order.
Updated
25272456v.3
9.A.4.b
Packet Pg. 848 Attachment: 07-03-2024 LDCA 5.05.15 Conversion of Golf Courses (RGE HOA Comments) - 7-19-24 (29313 : PL20230012905 LDCA – Conversion
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by the Collier County Planning Commission
(CCPC), sitting as the local planning agency and the Environmental Advisory Council at 9:00 A.M.
on August 1, 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 04-41, AS AMENDED, THE
COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH INCLUDES THE
COMPREHENSIVE LAND REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, TO REVISE THE REGULATIONS RELATED TO
CONVERSION OF GOLF COURSES, BY PROVIDING FOR SECTION ONE,
RECITALS; SECTION TWO, FINDINGS OF FACT; SECTION THREE, ADOPTION OF
AMENDMENTS TO THE LAND DEVELOPMENT CODE, MORE SPECIFICALLY
AMENDING THE FOLLOWING: CHAPTER THREE RESOURCE PROTECTION,
INCLUDING SECTION 3.05.07 PRESERVATION STANDARDS, CHAPTER FIVE
SUPPLEMENTAL STANDARDS, INCLUDING SECTION 5.05.15 CONVERSION OF
GOLF COURSES, AND CHAPTER TEN APPLICATION, REVIEW, AND DECISION-
MAKING PROCEDURES, INCLUDING SECTION 10.03.06 PUBLIC NOTICE AND
REQUIRED HEARINGS FOR LAND USE PETITIONS; SECTION FOUR CONFLICT
AND SEVERABILITY; SECTION FIVE, INCLUSION IN THE COLLIER COUNTY
LAND DEVELOPMENT CODE; AND SECTION SIX, EFFECTIVE DATE.
[PL20230012905]
9.A.4.c
Packet Pg. 849 Attachment: PL20230012905 NDN Ad (29313 : PL20230012905 LDCA – Conversion of Golf Courses)
All interested parties are invited to appear and be heard. Copies of the proposed Ordinance will be made
available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government
Center, 3299 East Tamiami Trail, Suite 401, Naples, FL 34112, one (1) week prior to the scheduled hearing.
Written comments must be filed with the Zoning Division, prior to August 1, 2024.
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 Collier County Planning Commission (CCPC)
will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim
record of the proceedings is made, which record includes the testimony and evidence upon which the appeal
is 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.
Collier County Planning Commission
Edwin Fryer, Chairman
9.A.4.c
Packet Pg. 850 Attachment: PL20230012905 NDN Ad (29313 : PL20230012905 LDCA – Conversion of Golf Courses)