Agenda 09/24/2024 Item #17C (Petition PUDA-PL20230017803, BCHD 1 CPUD, subject to the Adoption of the companion PL20230018187, Immokalee Road Estates Subdistrict GMPA)9/24/2024
Item # 17.C.
ID#: 2024-780
Executive Summary
This item requires that Commission members provide ex-parte disclosure. Should a hearing be held on this item, all
participants are required to be sworn in. Recommendation to approve Ordinance Number 2021-20 as amended, the
BCHD 1 Commercial Planned Unit Development (CPUD), by increasing the maximum commercial gross floor area
from 100,000 to 130,000 square feet with no change to the indoor self-storage floor area and adding indoor golf cart
retail sales as a permitted use. The property is located approximately one-half mile north of Randall Boulevard on the
west side of Immokalee Road, in Section 22, Township 48 South, Range 27 East, with the entire PUD consisting of
21.82± acres. (PL200230017803) (Companion to item 17D (PL20230018187))
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and recommendations
along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced
petition and render a decision regarding the petition and ensure the project is in harmony with all the applicable codes
and regulations in order to ensure that the community's interests are maintained.
CONSIDERATIONS: The original BCHD 1 PUD, approved on April 27, 2021, was 19.3± acres and allowed for up to
200,000 square feet of commercial use in Ordinance number 2021-20. The PUD was amended on June 13, 2023, in
Ordinance number 2023-29 to add 2.69± acres, decrease the commercial area from 200,000 square feet to 100,000
square feet, and add 130,000 square feet of indoor self-storage area.
The petitioner proposes increasing the gross commercial floor area from 100,000 square feet to 130,000 square feet with
no change to the indoor self-storage area and adding golf cart retail sales as a land use. This is a companion item to
GMPA-PL20230018187, Immokalee Road Estates Subdistrict GMPA.
FISCAL IMPACT: The PUD Rezone (PUDR) by and of itself will have no fiscal impact on Collier County. There is
no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the PUD
Rezone is approved, a portion of the land could be developed, and the new development will result in an impact on
Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impact of each new
development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement
Element of the Growth Management Plan (GMP) as needed to maintain the adopted Level of Service (LOS) for public
facilities. Other fees collected prior to the issuance of a building permit include building permit review fees. Please note
that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to
analyze this petition.
GROWTH MANAGEMENT IMPACT: Comprehensive Planning staff has reviewed the proposed PUDA and has
found it consistent with the Future Land Use Element (FLUE) of the GMP subject to the adoption of the companion
GMP Amendment.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition
PUDR-PL20230017803, BCHD 1 CPUD, on August 15, 2024. The CCPC voted 6-0 to forward this petition to the
Board with a recommendation of approval.
LEGAL CONSIDERATIONS: This is an amendment to an existing PUD. The burden falls upon the applicant to
prove that the proposed rezoning is consistent with all the criteria set forth below. The burden then shifts to the Board
of County Commissioners, should it consider denying the rezone, to determine that such denial would not be arbitrary,
discriminatory, or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of
the listed criteria below.
Criteria for CPUD Rezones and PUD Amendments:
Ask yourself the following questions. The answers assist you in determining approval or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other
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utilities.
2. Is there adequacy of evidence of unified control and suitability of agreements, contracts, or other
instruments or for amendments in those proposed, particularly as they may relate to arrangements or
provisions to be made for the continuing operation and maintenance of such areas and facilities that are not
to be provided or maintained at public expense? Findings and recommendations of this type shall be made
only after consultation with the County Attorney.
3. Consider: Conformity of the proposed CPUD with the goals, objectives, and policies of the Growth
Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may include
restrictions on the location of improvements, restrictions on design, and buffering and screening
requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy
of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and surrounding areas to accommodate expansion.
8. Consider: Conformity with CPUD regulations, or as to desirable modifications of such regulations in the
particular case, based on a determination that such modifications are justified as meeting public purposes to
a degree at least equivalent to the literal application of such regulations.
9. Will the proposed change be consistent with the goals, objectives, policies, future land use map, and
elements of the Growth Management Plan?
10. Will the proposed CPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested CPUD Rezone result in the possible creation of an isolated district unrelated to
adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on
the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed amendment
necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion, or create types of traffic deemed
incompatible with surrounding land uses because of peak volumes or projected types of vehicular traffic,
including activity during construction phases of the development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air in adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent property in
accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner
as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing
zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which would be
required to make the property usable for any of the range of potential uses under the proposed zoning
classification.
25. Consider: The impact of development resulting from the proposed CPUD rezone on the availability of
adequate public facilities and services consistent with the levels of service adopted in the Collier County
Growth Management Plan and as defined and implemented through the Collier County Adequate Public
Facilities Ordinance [Code ch.106, art. II], as amended.
26. Are there other factors, standards, or criteria relating to the CPUD rezone request that the Board of County
Commissioners shall deem important in the protection of public health, safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied
to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons,
and the oral testimony presented at the BCC hearing as these items relate to these criteria. Should this item be denied,
Florida Statutes section 125.022(3) requires the County to provide written notice to the applicant citing applicable
portions of an ordinance, rule, statute, or other legal authority for the denial. This item has been approved as to form and
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legality and requires an affirmative vote of four for Board approval. (HFAC)
RECOMMENDATIONS: To approve Petition PUDA-PL20230017803, BCHD 1 CPUD, subject to the adoption of the
companion PL20230018187, Immokalee Road Estates Subdistrict GMPA.
PREPARED BY: Nancy Gundlach, AICP, PLA, CSM, Planner III, GMCDD, Zoning Division
ATTACHMENTS:
1. BCHD 1 PUDA Staff Report 8-6-24
2. Attachment A-Proposed PUD Ordinance 6-12-24
3. Attachment B-NIM Summary and Documents 5-28-24
4. Attachment C-Application
5. SIgn Positing Affidavit and Exhibit 7-26-24
6. legal ads - agenda IDs 29754 & 29684 (24-782 & 24-780)
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PL20230017803, BCHD I CPUD July 24, 2024
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STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT - PLANNING &
REGULATION
HEARING DATE: AUGUST 15, 2024
SUBJECT: PUDA-PL20230017803, BCHD I COMMERCIAL PLANNED UNIT
DEVELOPMENT (CPUD) (COMPANION TO GMPA-PL20230018187,
IMMOKALEE ROAD-ESTATES SUBDISTRICT GROWTH
MANAGEMENT PLAN AMENDMENT (GMPA))
_______________________________________________________________________________
PROPERTY OWNER/APPLICANT AND AGENTS:
Property Owner:*
BCHD Partners I, LLC
2600 Golden Gate Parkway
Naples, FL 34105
Agents:
Christopher Scott, AICP Noel J. Davies, Attorney
Peninsula Engineering, Inc. Davies Duke, PLLC
2600 Golden Gate Parkway 2375 Tamiami Trail North, Suite 306
Naples, FL 34105 Naples, FL 34103
* Other Owners include NCH Healthcare System, Inc., and Collier Health Services, Inc.
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance
amending Ordinance Number 2021-20, as amended, the BCHD 1 Commercial Planned Unit
Development (CPUD), by increasing the maximum commercial gross floor area from 100,000 to
130,000 square feet with no change to the indoor self-storage floor area and adding indoor golf cart
retail sales as a permitted use.
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MASTER PLAN Page 4342 of 4908
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GEOGRAPHIC LOCATION:
The subject PUD, consisting of 21.82 acres, is located approximately one-half mile north of Randall
Boulevard on the west side of Immokalee Road in Section 22, Township 48 South, Range 27 East,
Collier County, Florida (See the Location Map on page 2 of this Staff Report).
PURPOSE/DESCRIPTION OF PROJECT:
The original BCHD 1 PUD, approved on April 27, 2021, was 19.3 acres and allowed up to 200,000
square feet of commercial use in Ordinance 2021-20. The PUD was amended on June 13, 2023, via
Ordinance number 2023-29 to add 2.69ہ acres, decrease the commercial area from 200,000 to 100,000
square feet, and add 130,000 square feet of indoor self-storage area.
The petitioner proposes to increase the gross commercial floor area from 100,000 square feet to
130,000 square feet of gross commercial floor area with no change to the indoor self-storage area and
to add golf cart retail sales as a land use. This is a companion item to GMPA-PL20230018187,
Immokalee Road Estates Subdistrict GMPA.
SURROUNDING LAND USE AND ZONING:
North: Undeveloped land with a zoning designation of Estates (E)
East: Immokalee Road, a six-lane arterial roadway and then developed and undeveloped
single-family residential with a designation of Orange Tree PUD
South: Developing land with a zoning designation of Randall Curve MPUD, which proposes
a maximum of 400 residential dwelling units and 150,000 s.f. of commercial area.
West: Undeveloped land and developed single-family residences with a zoning designation
of Estates (E)
AERIAL PHOTO
Subject Site
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GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Comprehensive Planning staff has reviewed the proposed PUD Rezone and found it consistent with
the GMP's Future Land Use Element (FLUE), subject to adopting the companion GMPA.
Transportation Element: The Transportation Planning staff has evaluated the proposed PUD
Amendment. The changes include the following development scenario: 20,000 square feet of
medical clinic use, 56,000 square feet of medical office use, 21,000 square feet of retail hardware
store use, 11,000 square feet of retail strip center use, 8,000 square feet/317-seat high-turnover sit-
down restaurant use, and 4,500 square feet/61-seat fast food restaurant use. There is no proposed
change to the approved Trip Cap of +/- 475 PM peak hour trips; however, the proposed development
scenario may potentially result in a projected +/- 467 PM peak hour trips or +/- 8 PM peak hour
fewer trips on the adjacent roadway network. The changes present no transportation-related issues
with consistency. Therefore, the Transportation Planning staff finds the petition consistent with the
GMP.
Conservation and Coastal Management (CCME): Environmental Review staff has found this
petition to be consistent with the Coastal and Conservation Element (CCME). The proposed changes
do not affect any of the GMP's environmental requirements.
GMP Conclusion: The proposed PUD Rezone may be deemed consistent with the FLUE of the
GMP subject to the approval of the companion GMPA.
STAFF ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition, including the criteria upon
which a recommendation must be based, specifically noted in Land Development Code (LDC)
Section 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the “PUD
Findings”), and Section 10.02.08 F., Nature of Requirements of Planning Commission Report
(referred to as “Rezone Findings”), which establish the legal basis to support the Collier County
Planning Commission’s (CCPC) recommendation. The CCPC uses these same criteria as the basis
for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use
the criteria to support their action on the rezoning request. An evaluation relative to these subsections
is discussed below under the heading “Rezone Findings and PUD Findings.” In addition, staff offers
the following analysis:
Environmental Review: Environmental Planning staff has reviewed the petition to address
environmental concerns. The proposed PUD changes will not affect any of the environmental
requirements of the PUD document, Ordinance 2021-020, as amended. A minimum of 3.26 acres
of native vegetation will be placed under preservation.
This project does not require Environmental Advisory Council (EAC) review, as it did not meet the
EAC's scope of land development project reviews as identified in Section 2-1193 of the Collier
County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the
proposed petition.
Transportation Review: Transportation Planning staff has reviewed the petition and recommends
approval.
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Utility Review: The project lies within the regional potable water and north wastewater service areas
of the Collier County Water-Sewer District (CCWSD). The project already receives CCWSD water
and wastewater services. Sufficient water and wastewater treatment capacities are available.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
Zoning and Land Development Review: FLUE Policy 5.4 requires new land uses to be compatible
with and complementary to the surrounding land uses. In reviewing the appropriateness of the
requested uses and intensity on the subject site, the compatibility analysis included a review of the
subject proposal comparing it to surrounding or nearby properties as to allowed use intensities and
densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass,
building location and orientation, architectural features, amount and type of open space and location.
Staff believes the proposed development will be compatible with and complementary to the
surrounding land uses. Staff offers the following analysis of this project:
The surrounding land uses remain the same as when the BCHD 1 CPUD was originally approved on
April 27, 2021, and amended on June 13, 2023. The land to the north of the 21.82-acre BCHD 1
CPUD is undeveloped Estates (E). The land across Immokalee Road and to the east is developed and
undeveloped single-family homes. The landscape buffering for the land to the south, which is the
proposed Randall Curve MPUD, will be determined at the time of SDP once the final land use at
Randall Curve MPUD is determined. A 15-foot-wide Type B Landscape Buffer will separate the
single-family dwelling units in the Estates to the west from the proposed development. The
development standards will remain the same as previously. The proposed amendment to increase the
gross commercial floor area from 100,000 square feet to 130,000 square feet of gross commercial floor
area and to add golf cart sales as a permitted use does not change any of the previous findings of
compatibility.
REZONE FINDINGS:
Staff offers the following analysis:
1. Whether the proposed change will be consistent with the goals, objectives, policies, future
land use map, and the GMP elements.
The Comprehensive Planning staff has indicated that the proposed PUD Amendment is consistent with
all applicable elements of the FLUE of the GMP subject to staff’s condition of approval and upon
adoption of the companion GMPA.
2. The existing land use pattern.
As described in the “Surrounding Land Use and Zoning” portion of this report and discussed in the
zoning review analysis, the neighborhood’s existing land use pattern can be characterized as developed
and undeveloped residential and developing commercial. The property located to the west and the
east across Immokalee Road is designated for residential. The property to the south is a developing
mixed-use PUD.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
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PL20230017803, BCHD I CPUD July 24, 2024
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The subject parcel is of sufficient size that it will not result in an isolated district unrelated to adjacent
and nearby districts. It is also comparable with expected land uses by virtue of its consistency with
the FLUE of the GMP subject to the adoption of the companion GMPA.
4.Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
The district boundaries are logically drawn, as discussed in Items 2 and 3.
5.Whether changed or changing conditions make the passage of the proposed rezone
necessary.
The proposed change is not necessary, but it is being requested in compliance with the LDC provisions
to seek such changes because the petitioner wishes to increase the gross commercial floor area from
100,000 square feet to 130,000 square feet and to add golf cart sales as a land use.
6.Whether the proposed change will adversely influence living conditions in the neighborhood.
The proposed additional 30,000 square feet and added golf cart sales land use will not adversely impact
living conditions in the area.
7.Whether the proposed change will create or excessively increase traffic congestion or create
types of traffic deemed incompatible with surrounding land uses because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety.
The proposed change does not increase the previously approved maximum number of daily trips.
8.Whether the proposed change will create a drainage problem.
The proposed PUD Amendment will not create a drainage problem. Furthermore, the project is subject
to the requirements of Collier County and the South Florida Water Management District.
9.Whether the proposed change will seriously reduce light and air to adjacent areas.
It is anticipated that the proposed PUD Amendment will not reduce light and air to adjacent areas
inside or outside the PUD.
10.Whether the proposed change would adversely affect property values in the adjacent area.
The proposed change will have little impact on property values in the adjacent area.
11.Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
The proposed change is minor and will have little impact on the improvement or development of
adjacent properties.
12.Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
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The development will comply with the GMP upon adoption of the companion GMPA, which is a
public policy statement supporting zoning actions when they are consistent with the Comprehensive
Plan. In light of this fact, the proposed Amendment does not constitute a grant of special privilege.
Consistency with the FLUE is further determined to be a public welfare relationship because actions
consistent with plans are in the public interest.
13.Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning.
The subject property can be used in accordance with existing zoning; however, the proposed
expansion cannot be achieved without rezoning the property.
14.Whether the change suggested is out of scale with the needs of the neighborhood or the
county.
The proposed PUD Amendment is not out of scale with the needs of the neighborhood or County.
15.Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
There may be other sites in the County that could accommodate the uses proposed; however, this is
not the determining factor when evaluating the appropriateness of a zoning decision. The petition
was reviewed on its own merit 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.
Any development anticipated by the PUD Document would require site alteration, and this project
will undergo extensive evaluation relative to all federal, state, and local development regulations
during the SDP and/or PPL processes and 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 GMP and as defined and
implemented through the Collier County Adequate Public Facilities Ordinance, as amended.
The development will have to meet all applicable criteria outlined in the LDC regarding Adequate
Public Facilities. The project must also be consistent with all applicable goals and objectives of the
GMP regarding adequate public facilities. This petition has been reviewed by county staff that is
responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff has
concluded that the developer has provided appropriate commitments so that the impacts to the Level
of Service (LOS) will be minimized.
18.Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in protecting public health, safety, and welfare.
To be determined by the BCC during its advertised public hearing.
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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:”
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 PUD is already approved for commercial land use. It is located at a signalized intersection on
Immokalee Road and is directly across from undeveloped commercial site at Orange Tree MPUD.
The project already receives CCWSD water and wastewater services. There are adequate water and
wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or
wastewater systems necessary to provide sufficient capacity to serve the project will be the
responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County
at the time of utility acceptance.
2.Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for Rezones in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense.
Documents submitted with the application provided satisfactory evidence of unified control of the
property. Additionally, the development will be required to gain SDP approval. These processes
will ensure that the developer will provide appropriate stipulations for the provision of, continuing
operation of, and maintenance of infrastructure.
3.Conformity of the proposed Planned Unit Development with the GMP's goals, objectives, and
policies.
County staff has reviewed this petition and offered an analysis of the GMP's relevant goals,
objectives, and policies within the GMP discussion of this staff report. Based on that analysis, staff
has found this petition consistent with the overall GMP upon adoption of the companion GMPA.
4.The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The proposed additional 30,000 square feet of commercial area and added golf cart sales land use will
not change the internal and external compatibility of the CPUD.
5.The adequacy of usable open space areas in existence and as proposed to serve the
development.
The 30% open space set aside for this project meets the minimum requirement of the LDC.
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6.The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
The roadway infrastructure is sufficient to serve the proposed project. Operational impacts will be
addressed at the time of the first development order (SDP or Plat). Finally, the project’s
development must comply with all other applicable concurrency management regulations when
development approvals, including but not limited to any plats and or site development plans, are
sought.
As previously stated, the project already receives CCWSD water and wastewater services. Any
improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
7.The ability of the subject property and of surrounding areas to accommodate expansion.
The area has adequate supporting infrastructure, including CCWSD potable water and wastewater
mains, to accommodate this project.
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.
This criterion essentially requires an evaluation of the extent to which development standards and
deviations proposed for this PUD depart from development standards that would be required for the
most similar conventional zoning district. The petitioner is not seeking any additional deviations.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM meeting on May 22, 2024, at the University of Florida/IFAS
Extension Office (Multi-purpose Room), 14700 Immokalee Road, Naples, Florida. Approximately
six people were in attendance. For further information please see Attachment B-NIM Summary and
Documents.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney's Office reviewed the Staff Report for this petition on July 24, 2024.
RECOMMENDATION:
Planning and Zoning Review staff recommends that the CCPC forward Petition PUDR-
PL20200000546, BCHD I CPUD, to the BCC with a recommendation of approval subject to the
adoption of the companion GMPA.
Attachments:
Attachment A-Proposed PUD Ordinance
Attachment B-NIM Summary and Documents
Attachment C-Application
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ORDINANCE NO. 2024-_____
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE
NUMBER 2021-20, AS AMENDED, THE BCHD I COMMERCIAL
PLANNED UNIT DEVELOPMENT (CPUD), BY INCREASING THE
MAXIMUM COMMERCIAL GROSS FLOOR AREA FROM 100,000
TO 130,000 SQUARE FEET WITH NO CHANGE TO THE INDOOR
SELF-STORAGE FLOOR AREA AND ADDING INDOOR GOLF
CART RETAIL SALES AS A PERMITTED USE. THE PROPERTY IS
LOCATED APPROXIMATELY ONE-HALF MILE NORTH OF
RANDALL BOULEVARD ON THE WEST SIDE OF IMMOKALEE
ROAD, IN SECTION 22, TOWNSHIP 48 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA CONSISTING OF 21.82± ACRES.
[PL20230017803]
WHEREAS, on April 27, 2021, the Board of County Commissioners approved Ordinance
Number 2021-20, the BCHD I Commercial Planned Unit Development (the “CPUD”); and
WHEREAS, on June 13, 2023, the Board of County Commissioners approved Ordinance
Number 2023-29, which amended the PUD; and
WHEREAS, Christopher Scott of Peninsula Engineering and Noel Davies, Esq., of
Davies Duke, PLLC representing BCHD Partners I, LLC, petitioned the Board of County
Commissioners to further amend the PUD.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: Amendment to the PUD Document of Ordinance No. 2021-20, as
Amended.
Exhibits A-F attached to Ordinance No. 2021-20, as amended, are hereby amended and
replaced by Exhibits A-F, attached hereto and incorporated herein by reference.
SECTION TWO: Effective Date.
This Ordinance shall become effective upon filing with the Department of State and on
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the date that the Growth Management Plan Amendment in Ordinance No. ________ becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this ______day of __________________, 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 - Deviations
Exhibit F - Developer Commitments
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Words underlined are additions; words struck through are deletions
BCHD 1 PUDA, PL20230017803 Last Revised 2/8/2024
EXHIBIT A
BCHD I CPUD
PERMITTED USES
A maximum of 100,000 130,000 square feet of gross commercial floor area and 130,000 square feet of
indoor self-storage floor area shall be permitted within the CPUD. The uses are subject to the trip cap
identified in Exhibit F, Section 3.a of this PUD.
COMMERCIAL:
A. Principal Uses:
1. All permitted and conditional uses in the C-1 through C-3 Zoning Districts of the Collier
County Land Development Code (LDC), Ordinance 04-41, as amended), except those uses
identified as prohibited in item C. below.
2. Carwashes (7542)
3. Medical and dental laboratories (8071 and 8072)
4. Motor freight transportation and warehousing (4225, indoor air-conditioned mini- and self-
storage warehousing only)
5. Nursing and professional care facilities (8051, 8052, 8059)
6. Golf cart retail sales (SIC 5599, indoor only)
7. 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.
B. Accessory Uses:
1. Uses and structures that are accessory and incidental to the permitted uses within this CPUD
document.
2. Water management facilities to serve the project such as lakes.
3. Open space uses and structures such as, but not limited to, boardwalks, nature trails,
gazebos and picnic areas.
4. Any other accessory and related use that is determined to be comparable in nature with the
foregoing uses and consistent with the permitted accessory uses of this CPUD as determined
by the BZA or the Hearing Examiner.
C. Prohibited Uses and Structures:
1. Any use that would be subject to regulation under Ordinance No. 91- 83 and any amendment
or successor ordinances thereto regulating sexually oriented businesses.
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BCHD 1 PUDA, PL20230017803 Last Revised 2/8/2024
2. 7361— Employment Agencies, only labor contractors
3. 7363— Help Supply Services, only: Labor pools; Manpower pools
4. Homeless shelter, as defined by the LDC.
5. Soup kitchens, as defined by the LDC.
6. 8063— Psychiatric Hospitals. For the avoidance of any doubt, psychiatric hospitals, including
drug/ alcohol rehabilitation facilities shall be prohibited.
7. 8069 — Specialty Hospitals, Except Psychiatric, only: alcoholism rehabilitation hospitals; drug
addiction rehabilitation hospitals; rehabilitation hospitals drug addiction and alcoholism;
tuberculosis and other respiratory illness hospitals.
8. 8322 — Individual and Family Social Services, only: alcoholism counseling, nonresidential;
crisis center; crisis intervention centers; hotlines; offender rehabilitation agencies; offender
self- help agencies; outreach programs; parole offices; probation offices; public welfare
centers; referral services for personal and social problems; refugee services; self-help
organizations for alcoholic and gamblers; settlement houses.
PRESERVE:
A. Allowable Uses:
1. Nature trails and boardwalks that do not reduce the amount of required preserve area to be
retained.
2. Mitigation for environmental permitting, as per LDC requirements.
3. Passive Recreation areas, as per LDC requirements.
4. Water management and water management structures, as per LDC requirements.
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BCHD 1 PUDA, PL20230017803 Last Revised 2/8/2024
EXHIBIT B
BCHD I CPUD
DEVELOPMENT STANDARDS
The tables below set forth the development standards for land uses within the BCHD I CPUD. 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.
PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA 10,000 Sq. Ft. N/A
AVERAGE LOT WIDTH 100 ft. N/A
MINIMUM YARDS (External)
From Immokalee Road ROW 25 ft. SPS
From Northern Project Boundary 30 ft. SPS
From Wester Project Boundary* 50 ft. 25 ft.
From Southern Project Boundary 25 ft.**** 25 ft.****
MINIMUM YARDS (Internal)
Internal Drives/ROW 10 ft. 10 ft.
Rear 10 ft. 10 ft.
Side 10 ft. 10 ft.
Lakes (measured from control
elevation)
25 ft.** 20 ft.**
Preserve 25 ft. 10 ft.
MIN. DISTANCE BETWEEN STRUCTURES ½ the sum of building heights 10 Ft.
MAXIMUM HEIGHT*** ZONED ACTUAL ZONED ACTUAL
45 ft. 55 ft. 35 ft. 45 ft.
MINIMUM FLOOR AREA (ground floor) 1,000 sq. ft.***
MAXIMUM GROSS COMMERCIAL AREA 100,000 130,000 sq. ft. and 130,000 sq. ft. indoor self
storage
* Setback from 4th Street N. E. shall be 200 feet for any principal use and 200 feet for any accessory
use.
** No structure may be located closer than 20 feet to the control elevation of a lake (allowing for the
required minimum 20-foot wide lake maintenance easement).
*** Per principal structure. Kiosk vendor, concessions, and temporary or mobile sales structures shall
be permitted to have a minimum floor area of twenty-five (25) square feet and shall be subject to
the accessory structure standards set forth in the LDC.
**** May be reduced to zero feet if developed as a unified plan with the adjacent property to the
south.
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SCALE:1" = 200'10' TYPE "A"
LANDSCAPE BUFFER
20' TYPE "D"
LANDSCAPE BUFFER
15' F.P.L. EASEMENT O..R. BOOK 3824, PAGE
2314 AND O.R. BOOK 3893, PAGE 273
15' F.P.L. EASEMENT O..R. BOOK 3945, PAGE
1444 AND O.R. BOOK 3824, PAGE 2314
BUFFER PER LDC AT
TIME OF SDP
WATER
MANAGEMENT WATERMANAGEMENTPRESERVE
OPEN SPACE
1
2
3
E, ESTATES
RESIDENTIAL
MPUD COMMERCIAL
E, ESTATES
RESIDENTIAL
E, ESTATES
RESIDENTIAL
E, ESTATES
RESIDENTIAL
IMMOKALEE ROAD(PUBLIC R.O.W.)15' TYPE "B" LANDSCAPE BUFFER
C C
C
E, ESTATES
UNDEVELOPED
ORANGETREE BLVD
E, ESTATES
RESIDENTIAL
MINIMUM 6' LANDSCAPE
BUFFER RESERVATION
(SEE NOTE #2)
MINIMUM 6' LANDSCAPE
BUFFER RESERVATION
(SEE NOTE #2)
15' TYPE "B" LANDSCAPE BUFFER
WITH 6' HIGH OPAQUE FENCING
MPUD RESIDENTIAL /
STORMWATER
MPUD VACANT OFFICES /
COMMERCIAL
MPUD COMMERCIALMPUD PRESERVE /
MULTI-FAMILY RESIDENTIAL
*
VEHICULAR / PEDESTRIAN
INTERCONNECT
4TH STREET N.E.15' TYPE "B" LANDSCAPE BUFFER
15' TYPE "B" LANDSCAPE BUFFER
15' TYPE "B"
LANDSCAPE BUFFER
15' TYPE "B"
LANDSCAPE BUFFER*NO BUFFER REQUIRED
WATER
MANAGEMENT*
20' TYPE "D"
LANDSCAPE BUFFER
4
ORANGETREE BLVD
WINCHESTER TRAILVEHICULAR / PEDESTRIAN
INTERCONNECT
6' HIGH OPAQUE
FENCING
• CIVIL ENGINEERING
• PLANNING AND ZONING
• ENVIRONMENTAL SERVICES
• LANDSCAPE ARCHITECTURE
• SURVEYING
• LAND DEVELOPMENT
ENGINEERING
PENINSULA
CLIENT:TITLE:PROJECT:
Sheet Number:of
File Name:
Project Number:
Drawing Scale:
Date:
Drawn by:
Designed by:
SEC:RGE:TWP:[Save Date: 2/8/2024 5:42:18 PM] [By: AAvila] [Plot Date: 2/8/2024 5:42:42 PM] [By: Alejandro Avila] [Original Size: 8.5X11] [Path: P:\Active_Projects\P-BCHD-004\002_BCHD-1-PUDA_GMPA\Drawings-Civil\Exhibits\X01-PUDA_Master_Plan\Rev05\P-BCHD-004-002-X01-A.dwg]Sheet ID:Florida Engineering C.A #28275
Florida Landscape C.A #LC26000632
BCHD 1 PUDA EXHIBIT "C"
MASTER PLAN BCHD PARTNERS I, LLC
CHRISTOPHER O. SCOTT
ALEJANDRO AVILA
FEBRUARY 2024
1" = 200'
P-BCHD-004-002
P-BCHD-004-002-X01-A.dwg
C-X01
01 02
22 48S 27EREVISIONS:
No:Revision:Date:
239.403.6700
Pen-Eng.com
LEGEND
#DEVIATION
COMMERCIALC
SEE EXHIBIT "F". ITEM 6.g. and 6.h.*00 50'100'200'400'600'
Bar Scale: 1" = 200'
Page 4 of 10
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• CIVIL ENGINEERING
• PLANNING AND ZONING
• ENVIRONMENTAL SERVICES
• LANDSCAPE ARCHITECTURE
• SURVEYING
• LAND DEVELOPMENT
ENGINEERING
PENINSULA
CLIENT:TITLE:PROJECT:
Sheet Number:of
File Name:
Project Number:
Drawing Scale:
Date:
Drawn by:
Designed by:
SEC:RGE:TWP:[Save Date: 2/9/2024 9:13:44 AM] [By: AAvila] [Plot Date: 2/9/2024 9:14:05 AM] [By: Alejandro Avila] [Original Size: 8.5X11] [Path: P:\Active_Projects\P-BCHD-004\002_BCHD-1-PUDA_GMPA\Drawings-Civil\Exhibits\X01-PUDA_Master_Plan\Rev05\P-BCHD-004-002-X01-B.dwg]Sheet ID:Florida Engineering C.A #28275
Florida Landscape C.A #LC26000632
BCHD 1 PUDA EXHIBIT "C"
MASTER PLAN NOTES BCHD PARTNERS I, LLC
CHRISTOPHER O. SCOTT
ALEJANDRO AVILA
FEBRUARY 2024
N.T.S.
P-BCHD-004-002
P-BCHD-004-002-X01-B.dwg
C-X01
02 02
22 48S 27EREVISIONS:
No:Revision:Date:
239.403.6700
Pen-Eng.com
SITE SUMMARY
TOTAL SITE AREA = 21.82 ACRES
COMMERCIAL 12.65± AC 58.0%
4TH STREET N.E. R.O.W.0.12± AC 0.5%
PRESERVE (P)3.26± AC 14.9%
WATER MANAGEMENT 1.64± AC 7.5%
LANDSCAPE BUFFERS / OPEN SPACE 4.15± AC 19.0%
TOTAL SITE AREA 21.82± AC 100.0%
MAXIMUM GROSS FLOOR AREA:
100,000 130,000 S.F. COMMERCIAL
130,000 S.F. INDOOR SELF-STORAGE
PRESERVE CALCULATION
PRESERVE REQUIRED:
15% OF EXISTING NATIVE VEGETATION
21.70 - ACRES OF EXISTING NATIVE
VEGETATION ON-SITE X 0.15 = 3.26± ACRES
PRESERVE PROVIDED 3.26± ACRES
OPEN SPACE
REQUIRED:30%
PROVIDED 30%
DEVIATIONS (SEE EXHIBIT "E").
RELIEF FROM LDC SECTION 5.06.04.F.3., "DIRECTORY SIGNS"
RELIEF FROM LDC SECTION 6.06.01. - "STREET SYSTEM REQUIREMENTS" AND "APRENDIX B, TYPICAL
STREET SECTIONS AND RIGHT-OF-WAY DESIGN STANDARDS"
RELIEF FROM LDC SECTION 4.06.02.C.4. - "BUFFER REQUIREMENTS - TYPE OF BUFFERS"
RELIEF FROM LDC SECTION 5.05.08.F.2.b.ii.b) - "OFF-STREET PARKING DESIGN"
1
2
3
NOTES.
1.THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE
TO AGENCY PERMITTING REQUIREMENTS.
2.PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE BUFFER REQUIREMENTS
AFTER EXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH LDC SECTIONS 4.06.02
AND 4.06.05.E.1. SUPPLEMENTAL PLANTINGS WITH NATIVE PLANT MATERIALS SHALL BE
IN ACCORDANCE WITH LDC SECTION 3.05.07. IN ORDER TO MEET THE LDC
REQUIREMENTS FOR A TYPE ' B' BUFFER, A 6 FOOT WIDE LANDSCAPE BUFFER
RESERVATION HAS BEEN IDENTIFIED ON THE MASTER PLAN. IN THE EVENT THAT THE
PRESERVE DOES NOT MEET BUFFER REQUIREMENTS AFTER REMOVAL OF EXOTICS
AND SUPPLEMENTAL PLANTING WITHIN THE PRESERVE, PLANTINGS WILL BE PROVIDED
IN THE 6' WIDE RESERVATION TO MEET THE BUFFER REQUIREMENTS. THE TYPE, SIZE,
AND NUMBER OF SUCH PLANTINGS, IF NECESSARY, WILL BE DETERMINED AT TIME OF
INITIAL SDP OR PLAT AND INCLUDED ON THE LANDSCAPE PLANS FOR THE SDP OR
PLAT.
4
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BCHD 1 PUDA, PL20230017803 Last Revised 2/8/2024
EXHIBIT D
BCHD I CPUD
LEGAL DESCRIPTION
ALL THAT PART OF TRACT 116, TRACT 118, TRACT 119, TRACT 120, AND TRACT 121, GOLDEN GATE
ESTATES UNIT NO. 22, A SUBDIVISION ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK
7, PAGES 83 AND 84, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID TRACT 118;
THENCE ALONG THE WEST LINE OF SAID TRACT 118 AND TRACT 119, NORTH 00°29'58" WEST 479.95 FEET;
THENCE LEAVING SAID LINE, SOUTH 89°30'56" WEST 645.95 FEET;
THENCE NORTH 00°29'15" WEST 180.11 FEET TO A POINT ON THE NORTH LINE OF SAID TRACT 116;
THENCE ALONG SAID NORTH LINE, NORTH 89°30'56" EAST 645.92 FEET TO THE SOUTHWEST CORNER OF
AFOREMENTIONED TRACT 120;
THENCE ALONG THE WEST LINE OF SAID TRACT 120 AND TRACT 121, NORTH 00°29'58" WEST 495.16 FEET
TO THE NORTHWEST CORNER OF THE SOUTH ½ OF TRACT 121;
THENCE ALONG THE NORTH LINE OF THE SOUTH 1/2 OF TRACT 121, NORTH 89°30'56" EAST 704.18 FEET
TO A POINT ON THE WEST LINE OF “PARCEL 183” AS DESCRIBED IN THAT ORDER OF TAKING AS RECORDED
IN OFFICIAL RECORDS BOOK 3431, PAGE 495, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;
THENCE ALONG THE WEST LINE OF SAID “PARCEL 183”, SOUTH 02°17'42" EAST 165.14 FEET TO THE
NORTHWEST CORNER OF “PARCEL 183” AS DESCRIBED IN THAT ORDER OF TAKING AS RECORDED IN
OFFICIAL RECORDS BOOK 3431, PAGE 993, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;
THENCE ALONG THE WEST LINE OF SAID “PARCEL 183”, SOUTH 02°17'42" EAST 330.28 FEET TO THE
NORTHWEST CORNER OF “PARCEL 181” AS DESCRIBED IN THAT ORDER OF TAKING AS RECORDED IN
OFFICIAL RECORDS BOOK 3111, PAGE 500, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;
THENCE ALONG THE WEST LINE OF “PARCEL 181" AND "PARCEL 180" OF ORDER OF TAKING AS RECORDED
IN OFFICIAL RECORDS BOOK 3111, PAGE 500, SOUTH 02°17'42" EAST 503.85 FEET;
THENCE CONTINUE ALONG THE WEST LINE OF SAID ORDER OF TAKING AS RECORDED IN OFFICIAL
RECORDS BOOK 3111, PAGE 500, 156.29 FEET ALONG THE ARC OF A NON-TANGENTIAL CIRCULAR CURVE
CONCAVE WEST HAVING A RADIUS OF 2,769.79 FEET THROUGH A CENTRAL ANGLE OF 03°13'58" AND
BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 00°40'27" EAST 156.26 FEET TO THE SOUTHWEST
CORNER OF SAID “PARCEL 180”;
THENCE ALONG THE SOUTH LINE OF AFOREMENTIONED TRACT 118, SOUTH 89°30'02" WEST 735.97 FEET
TO THE POINT OF BEGINNING.
CONTAINING 21.82 ACRES, MORE OR LESS.
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BCHD 1 PUDA, PL20230017803 Last Revised 2/8/2024
EXHIBIT E
BCHD I CPUD
DEVIATIONS FROM THE LDC
DEVIATION 1: Relief from LDC Section 5.06.04.F.3., "Directory Signs", which permits Multiple-occupancy
parcels or multiple parcels developed under a unified development plan, with a minimum
of 8 independent units, and containing 20,000 square feet or more of leasable floor area
shall be permitted 1 directory sign a maximum of 20 feet in height and a maximum of
200 square feet at one entrance on each public street, to instead allow a single directory
sign where fewer than 8 independent units are developed under a unified plan.
DEVIATION 2: Relief from LDC Section 6.06.01. — "Street System Requirements" and "Appendix B,
Typical Street Sections and Right-of-Way Design Standards". The LDC establishes a
minimum 60- foot right of way width for local streets. This deviation proposes to instead
allow for private roads within the site to be located in a 50-foot wide access easement or
Right-of-Way.
DEVIATION 3: Relief from LDC Section 4.06.02.C.4. — "Buffer Requirements — Types of buffers", which
requires a landscape buffer shall be required adjacent to any road right-of-way external
to the development project and adjacent to any primary access roads internal to a
commercial development. Said landscape buffer shall be consistent with the provisions
of the Collier County Streetscape Master Plan, which is incorporated by reference herein.
The minimum width of the perimeter landscape buffer shall vary according to the ultimate
width of the abutting right- of-way. Where the ultimate width of the right- of-way is zero
to 99 feet, the corresponding landscape buffer shall measure at least ten feet in width.
Where the ultimate width of the right-of-way is 100 or more feet, the corresponding
landscape buffer shall measure at least 15 feet in width. Developments of 15 acres or
more and developments within an activity center shall provide a perimeter landscape
Buffer of at least 20 feet in width regardless of the width of the right-of-way. Activity
center right-of-way buffer width requirements shall not be applicable to roadways
internal to the development to instead allow installation of a 15 foot wide type 'B' buffer
adjacent to the internal lake as shown on the conceptual PUD Master Plan.
This deviation only applies to the westernmost 361 feet of the westerly portion of the
PUD (a.k.a. north 180 feet of Tract 116, Golden Gate Estates Unit 22 subdivision), which
is the single western parcel immediately abutting 4th ST. NE, which was acquired on or
before August 31, 2021, by the adjacent single-family homeowner to the north (a.k.a. the
south half of Tract 115, Golden Gate Estates Unit 22 subdivision).
DEVIATION 4: Relief from LDC Section 5.05.08.F.2.b.ii.b) which requires projects on corner lots to
provide no more than 80 percent of the off-street parking for the entire commercial
building or project to be located between any primary façade and the abutting street,
with no single side to contain more than 65 percent of the required parking to instead
allow a commercial project to provide 100 percent of the required parking between the
primary façade and abutting street when in support of a shopping center adjacent to
Immokalee Road.
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Words underlined are additions; words struck through are deletions
BCHD 1 PUDA, PL20230017803 Last Revised 2/8/2024
EXHIBIT F
BCHD I CPUD
DEVELOPMENT COMMITMENTS
1. PUD MONITORING
One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-
out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until
close-out of the PUD. At the time of this PUD approval, the Managing Entity is BCHD I Partners,
LLC, 2600 Golden Gate Parkway, Naples, FL 34105. Should the Managing Entity desire to transfer
the monitoring and commitments to a successor entity, then it must provide a copy of a legally
binding document that needs to be approved for legal sufficiency by the County Attorney. After
such approval, the Managing Entity will be released of its obligations upon written approval of
the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner
and Developer sell off tracts, the Managing Entity shall provide written notice to County that
includes an acknowledgement of the commitments required by the PUD by the new owner and
the new owner's agreement to comply with the Commitments through the Managing Entity, but
the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is
closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment
of PUD commitments.
2. MISCELLANEOUS
a. All other applicable state or federal permits must be obtained before commencement of
the development.
b. Pursuant to Section 125.022(5) F. S., Issuance of a development permit by a county does
not in any way create any rights on the part of the applicant to obtain a permit from a
state or federal agency and does not create any liability on the part of the county for
issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the
obligations imposed by a state or federal agency or undertakes actions that result in a
violation of state or federal law.
c. Parking lot lighting shall be dark sky compliant (flat panel, full cut off fixtures— backlight,
uplight and glare (BUG) rating where U = 0) to avoid light spill onto adjacent properties.
Fixtures within 50- ft of residential properties along the PUD boundary shall be set at no
higher than a 15-ft mounting height. Otherwise the site light poles shall not exceed a 25-
ft mounting height. Light levels along the PUD boundary shall be limited to no more than
0.2-ft-candles along the joint property line where adjacent to residential property (i.e. not
applicable to Immokalee Rd).
d. All buildings shall be of similar architectural design and have similar design elements.
3. TRANSPORTATION
a. The total daily trip generation for the PUD shall not, exceed 475 two-way PM peak hour
net trips based on the use codes in the ITE Manual on trip generation rates in effect at
the time of application for SDP/ SDPA or subdivision plat approval.
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BCHD 1 PUDA, PL20230017803 Last Revised 2/8/2024
b. Vehicular and Pedestrian interconnection will be provided to the south to allow access to
all connection points with Immokalee Road, consistent with the conceptual PUD Master
Plan, Exhibit C. The final location of the access point will be coordinated with the adjacent
property owner and a cross- access easement will be provided at time of the first Site
Development Plan or Plat. The connection and supporting infrastructure will be
constructed to the property line by the developer or successors or assigns prior to the
first Certificate of Occupancy.
c. Vehicular interconnection will be provided to the north consistent with the conceptual
PUD Master Plan, Exhibit C. The final location of the access point will be coordinated with
the adjacent property owner and a cross- access easement will be provided at time of Site
Development Plan for the commercial outparcel(s) north of the signalized entry road. The
connection and supporting infrastructure will be constructed to the property line by the
developer or successors or assigns at the time the outparcel(s) is developed and
completed prior to Certificate of Occupancy.
d. Sidewalks connecting to the Immokalee Road ROW shall be provided on both the north
and south sides of the entrance road/ drive.
4. ENVIRONMENTAL
a. The CPUD shall be required to preserve 15% of native vegetation. 21.70 ± acres of native
vegetation exists on-site requiring a minimum preservation of 3.26 ± acres (21.70 x .15 =
3.26). A minimum of 3.26 ± acres of native vegetation shall be retained on-site.
b. A management plan for Florida Black Bear shall be submitted for review and approval at
time of final plat or SDP for the project, whichever is applicable.
5. LANDSCAPING
a. Preserves may be used to satisfy the landscape buffer requirements after exotic
vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1.
Supplemental plantings with native plant materials shall be in accordance with LDC
Section 3.05.07. In order to meet the LDC requirements for a Type `B' buffer a 6 foot wide
landscape buffer reservation has been identified on the Master Plan. In the event that the
preserve does not meet buffer requirements after removal of exotics and supplemental
planning within the preserve, plantings will be provided in the 6 foot wide reservation to
meet the buffer requirements. The type, size, and number of such plantings, if necessary,
will be determined at time of initial SDP or Plat and included on the landscape plans for
the SDP or Plat.
b. The Type B Landscape Buffer along the west property line adjacent to Tracts 117 and the
south 150’ of Tract 116 of Golden Gate Estates Unit No. 22 shall be supplemented with a
6-foot high opaque fence as shown on the Master Plan.
6. SPECIAL CONDITIONS
a. No adult orientated sales are permitted.
b. Outdoor amplified sound shall be limited to areas labeled C on the Master Plan adjacent
to Immokalee Road and at least 500 feet from adjacent western residential parcels. There
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BCHD 1 PUDA, PL20230017803 Last Revised 2/8/2024
will be no outdoor amplified sound between the hours of 9 p.m. and 8 a.m. weekdays and
10 p.m. and 8 a.m. on weekends.
c. There will be no outdoor dining adjacent to residential properties.
d. Delivery bays shall not abut external residential development.
e. All pole lighting shall be limited to flat full cutoff shields.
f. All buildings shall be designed with unifying architectural design elements.
g. No commercial structures will be constructed on the westerly portion of the PUD (a.k.a.
north 180 feet of Tract 116, Golden Gate Estates Unit 22 subdivision), which is the single
western parcel immediately abutting 4th St. NE. This area will be used for native
preservation, stormwater management or buffer areas only; however, the immediately
adjacent single family homeowner to the north (a.k.a. the south half of Tract 115, Golden
Gate Estates Unit 22 subdivision) may establish a driveway for the sole benefit and
exclusive use of that homeowner's residential property. There shall be no access to
commercial uses within the CPUD from 4th St. NE.
h. The westernmost 361 feet of the westerly portion of the PUD (a.k.a. north 180 feet of
Tract 116, Golden Gate Estates Unit 22 subdivision), which is the single western parcel
immediately abutting 4th ST. NE, was acquired by the property owner of the adjacent
northern parcel (a.k.a. the south half of Tract 115, Golden Gate Estates Unit 22
subdivision) on or before August 31, 2021, and shall not be utilized for water management
purposes and no buffers will be required on the northern, western and southern portions
of that property. A 15 foot wide type 'B' landscape buffer will be provided east of the
acquired portion of the property adjacent to the western end of the proposed water
management area as shown on the Master Plan.
i. Owner will install chain link fencing around the lake as required by the LDC or Code of
Laws and Ordinances at time of Site Development Plan approval.
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PL20230017803/PL20230018187 BCHD I PUDA/GMPA
NIM Summary Page 1
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Memorandum
Date: May 24, 2024
To: Nancy Gundlach, AICP, PLA, CSM
Stephenne Barter
From: Christopher Scott, AICP
RE: Immokalee Road-Estates Commercial Subdistrict GMPA/BCHD I PUDR
(PL20230018187/PL20230017803)
A Neighborhood Information Meeting (NIM) was conducted for the above referenced project on Wednesday, May
22, 2023 at 5:35 pm at the UF/IFAS Extension, located at 14700 Immokalee Road.
Six (6) individuals from the public attended the meeting (see attached sign-in sheet). The meeting was
simultaneously conducted through Zoom and had one (1) participant.
Individuals associated with the project team that were in attendance included the following:
• Christopher Scott, Peninsula Engineering
• Noel J. Davies, Davies Duke, PLLC
Chris Scott opened the meeting at 5:37 pm and provided a PowerPoint presentation outlining the details of the
proposed Growth Management Plan Amendment and Planned Unit Development Rezoning.
Following the presentation, the meeting was opened to attendees for comments and questions. The following is
a summary of the questions asked, and comments made, by the attendees and responses given by the project
team.
Question/Comment: (Chad Everett). Is this where the Aldi’s is going?
Response: That is not part of this development. I believe that is part of the Randall Curve MPUD,
which is located immediately to the south. Both of these projects are interconnected,
so it is not easy to tell where one begins and one ends. That project has the multifamily
and the 7-Eleven that was just built, and I believe the Aldi’s is planned for that area.
Traffic flow is still the same correct? There is a street that interconnects, right? Are you
guys accounting for all the traffic that are going in and out?
To clarify the question regarding traffic and the interplay between the Randall Curve
PUD to the south and this project, BCHD I PUD. Each PUD when it goes through the
process, they establish a maximum trip cap specific for that PUD. So based on the
intensity of that development there is a number of trips that are anticipated for
Page 4363 of 4908
PL20230017803/PL20230018187 BCHD I PUDA/GMPA
NIM Summary Page 2
development within that zoning boundary. So this project has its own trip cap; the
project to the south has its own trip cap. Those are the maximum they are allowed.
Whenever a project comes in, such as the Aldi’s on there PUD or one of our projects in
this PUD, you submit a new Traffic Impact Statement with that development and
County staff, 1, they review to make sure the project is not exceeding the trip cap that
is established for the PUD but that Traffic Impact Statement also has to look at the
interplay of all the current existing background traffic, all proposed traffic in the area to
make sure traffic operations are satisfactory, such as throat lengths and turn lanes are
appropriate. So, to answer your question that traffic does get accounted for, but their
trips are not the same trips that are associated with this PUD.
One other question, are you changing any entrance or exit or anything?
The question is regarding access points. Whenever you establish a PUD you have to
identify all of your connection points so we are locked in with what we currently have.
We only have the one connection onto Immokalee Road at the signalized intersection
and then there is an interconnection to the Randall Curve PUD to the south and we are
required to put a stub to allow for interconnection to the north. That is currently a
vacant Estates zoned property and that connection would only be made if a
development were proposed on that land and that developer agreed to make the
connection; we are just providing the option if it is ever needed in the future to keep
people from going out and onto Immokalee Road.
Question/Comment: (John Pelltier) I came in late, is it Tract B we are talking about here; that you’re changing?
Response: Yes. The changes are to the PUD and the Growth Management Plan Subdistrict but
essentially it would only affect Tract B at this point. There is still potential that there
could be land swaps with any of the existing ownership in there, for instance if
Healthcare Network would rather have the larger parcel (Tract B), there may be the
opportunity to swap those. So we didn’t want to tie this request to any specific parcel.
But yes, there will be one parcel that we don’t have accounting for what it will be. Right
now, there is an approved Site Development Plan for a self-storage facility, but if it is
not that, then we are requesting some additional commercial square footage, without
increasing the number of trips.
Question/Comment: (Chad Everett) Self storage is something that I’ve always hated. If it is not self-storage,
what would you switch it to?
Response: That is what is shown on this slide. It could potentially be a 40,000 square foot office
building, medical office, it could be up to 35,000 square foot fitness center or upwards
of a 10,000 square foot restaurant. Whether or not you could park all of those scenarios
is something I haven’t analyzed, but each of those would fit with the existing trip cap.
Question/Comment: (Chad Everett) question/comment regarding the golf cart sales use.
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PL20230017803/PL20230018187 BCHD I PUDA/GMPA
NIM Summary Page 3
Response: Any PUD, we have to specify what commercial uses are allowed. This property has a lot
of commercial uses; however, golf cart sales are considered car sales so we have to
specifically add that use to include it. So we’ve specified that it is for indoor sales only
so this will not have a car lot where you would have a bunch of golf carts outside; it
would be limited to a showroom.
So this would take away from things like restaurants or something that could go for the
community and it would go to selling and repairing golf carts.
It would be for golf cart sales and usually with those there would be a little bit of service
potentially. This would be one of many uses that would be allowed. I’m not saying it
will definitely be there or it definitely will not. We’ve received interest from a golf cart
sales potentially for a lease within the shopping center on the northern tract. But that
tract does have a significant amount of restaurant included. It was more than 20% of
the 40,000 square foot shopping center so it is over 8,000 sf of restaurant.
But Ace Hardware is taking up how much of the square footage…40?
Approximately half.
So your down to about 10,000 sf if the golf carts come in.
I don’t know the specific sizes being discussed within the lease. This is one of many
uses…the square footages of each of those uses within the shopping center are not
really part of this request and I don’t have that Winchester Shopping Center Site
Development Plan with me; it has been approved. You can go into the County’s
CityView Portal and select on that parcel you can find the approved site development
plan and approved architectural plans. I imagine it may be just one of the units, so if the
hardware is half then I would guess each of those units are approximately 2,500 sf
maybe.
Question/Comment: (Chad Everett) So once you rezone that stuff then the other part will automatically
switch...is that what your goal is?
Response: There are two requests with these applications. One is to add the indoor golf cart retail
sales as a permitted use. The other is to increase the allowed commercial floor area
allowed from 100,000 sf to 130,000 sf.
And that will be on the B side, Tract B?
Most likely it will be Tract B, but again, there could be land swaps with the two other
parcels that were sold so I cannot say it is definitely Tract B.
Question/Comment: (Tim Aten) I heard there was self-storage proposed between Randall and Wilson and the
reason the County denied it was because there was self-storage here. If you are not doing
self-storage here would that allow it there?
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PL20230017803/PL20230018187 BCHD I PUDA/GMPA
NIM Summary Page 4
I’m not familiar with that case or report so I couldn’t hesitate to guess on that.
Yes there is silt fence there now and three parcels. One is County owned; the County
swapped it with another piece. Its right along the canal on the other side of the fire
station.
I’m not familiar with it so I couldn’t tell you.
(Cross talk on an unrelated development).
Response: Any other questions on this specific project?
Question/Comment: (Tim Aten) The site plan I saw on the portal showed a little outparcel on Tract E/F, a little
building across from the McDonalds…it appears you show parking there, so I guess this is
not exact.
Response: Correct, the approved Winchester shopping center has two buildings; one on the corner
and the other kind of wraps around the back. This is an old site plan that is just for
illustrative purposes to show where the different tracts are.
Question/Comment: Is the reason that we are here today because of the self-storage question. Is it because
you don’t have interest in self-storage or because you have interest in some other
business that came forward such as medical, fitness or restaurant, that want that. I don’t
understand why you’re abandoning the self-storage. At one point there was self-storage
in this project plus in the Randall Curve project. Then they abandoned it leaving you have
to have it. Now there is not going to be self-storage at all.
Response: Again, there is a site development plan approved for self-storage. That may not be built.
I don’t have the reasoning for that; it may be an economic issue, I just don’t know. But,
if it is not built; because of the amendments that were done last year our commercial
square footage got significantly reduced. So this is adding a portion of that back so if
self-storage is not built that we have enough commercial floor area to build a viable
project on that Tract.
Question/Comment: (Chad Everett) So the 30,000 sf of commercial being added and the golf cart place to be
allowed inside; those are the two things, correct?
Response: Correct, the request to add indoor golf cart sales as a use and we are also asking for an
additional 30,000 sf of commercial use without increasing the trips. So that will only
occur if self-storage use is not developed.
Question/Comment: It’s in lieu of self-storage?
Response: Yes it will either be self-storage or not self-storage
A bunch of stuff.
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PL20230017803/PL20230018187 BCHD I PUDA/GMPA
NIM Summary Page 5
Not a bunch of stuff because those are the options they are looking at.
Response: Correct; there technically should be an “or” between all of those things.
Question/Comment: To me it looks like it is just the opposite to what you are saying. You are already approved
for 130,000 sf of self-storage, but instead of that you are adding less square footage but
it is more traffic intensive, so you would have less square footage for office, medical or
restaurant. So it is just opposite of what you said I think. Instead of going from 100,000 to
130, you’re actually going from 130 to 100 or 95,000 square feet. Because self-storage
doesn’t have as much traffic, you really should be adding to the traffic I think.
Response: Again, this PUD is approved for 100,000 sf of commercial floor area and 130,000 sf of
indoor self storage. If that indoor self-storage is not built, then that 100,000 sf gets
spread out over the entire development. When it was initially approved, it would have
been 200,000 sf spread out over the entire PUD. What has happened, with self-storage
now being up in the air…we don’t know if it is going to happen or not…we would like
the ability to at least do up to 130,000 sf of commercial if the 130,000 of self storage is
not developed. If it is developed with 130,000 sf of commercial without self-storage, we
would still be at the same number of trips that we currently have.
We’re not going to get 130,000 square feet and still have the self-storage.
No, we would exceed the trip cap if we did that.
Question/Comment: It gets kind of confusing the way it is put down but I get it. There is nothing as residents
we can do anyways. I just want to see stuff that is practical. The medical things and all
that crap…I know some people have to see doctors and stuff, but there’s nothing in the
whole area, unless you live here, there’s nothing that really helps the residents except
Publix. We’re looking forward to..you’re not building it, but..Aldi’s is good, restaurants
are good. I’m more of a commercial than I am for the golf cart thing. But more people
that are going to have to stop the traffic from going down Immokalee, because that is the
problem with this whole area…that curve is the most craziest crap in the world. To me as
a resident, the traffic is just outrageous.
Question/Comment: I know you are the same developer as Founders Square. Are you finding that the self-
storage there is not at capacity?
Response: I don’t have the answer to that. I’m not involved in the leasing of the property.
(cross talk regarding appropriate locations of self-storage)
Question/Comment: (John Pelltier) I hate to sound like a broken record again. When you cut that preserve in
half. I was right up in front of the Commissioners and the downright rejected me, but I’m
going to make this request again. The back western portion line; I’ve requested additional
landscaping and I’ve been rejected on that. I would really like to see you guys make an
effort to put the trees at fifteen foot spacing as opposed to thirty foot spacing to give us
more buffering on Fourth Street NE. If you guys are going in for something maybe give us
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PL20230017803/PL20230018187 BCHD I PUDA/GMPA
NIM Summary Page 6
a little something along that street. Whether it is a storage unit or a medical building, its
going to be 20 or 30 foot tall at least and I would really like you guys to step up and put
some landscape buffering. Is someone from the County here tonight? Oh Nancy…nice to
see you. Yeah, we talked about putting three sabal palms between trees at 30 foot
spacing. That night, I’m not sure what happened, but they decided on a six foot fence. I
got rejected. I’m not the most eloquent speaker; I was scared as hell. I showed a diagram
and thought that was what we were going to get but just got totally rejected and would
like to see that get revisited. Along the entire western property line. By Tracts A, B, around
the retention areas, I guess we don’t need it around the preserve where it tucks in there.
Response: Thank you. Ma’am; I know you came in late and I am happy to go over everything with
you afterward.
Question/Comment: (Phyllis Litka) No, that’s ok. There was supposed to be another storage building next to
the fire station. Was that cabashed or…?
Response: That was brought up earlier and I don’t have any information on that.
(cross talk regarding storage units on Immokalee Road)
Question/Comment: Do you have any other information on other tenants…because I heard Anytime Fitness,
so do you have any other information on what restaurants of retail tenants may be going
in?
Response: I do not.
Question/Comment: Can we get some Founders Square to come here?
Response: Again, that is the same developer as this project so I’m sure they have relationships with
those tenants. But as to what is coming here I can’t speak to any specifics other than
the ones I mentioned.
Question/Comment: (Phyllis Litka) Are you also in charge of the other thing on Immokalee Road, I know the
signs have been up forever, N Square they call it or Immokalee Square. I thought it said
Peninsula.
Response: That is not my project so I am not familiar with it.
Question/Comment: (Chad Everett) My neighbor is not here but he wanted to say that he opposes the golf
carts. He says it is not necessary and will drive more traffic, so if you want to put that in
the notes.
Response: He can email me and I’ll include it in the notes, but doing it this way is sort of heresay.
Duly noted. Any other questions?
Question/Comment: (Chad Everett) His request on the landscaping, is that possible?
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PL20230017803/PL20230018187 BCHD I PUDA/GMPA
NIM Summary Page 7
Response: Because we’re not proposing any changes to the development standards, we would
object to it. This does go through a public hearing process to the Planning Commission
and the Board of County Commissioners so you are more than welcome to go and
petition the Planning Commission and Board. We have a Type B Buffer which is required
by Code and a wall/fence.
Question/Comment: Do you know which lot will see vertical construction next. Will it be the Ace Hardware
center opposite McDonalds?
Response: Most likely since that one has been approved and has the most traction to be
developed.
Meeting adjourned.
Page 4369 of 4908
Page 4370 of 4908
Page 4371 of 4908
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
April 16, 2024
Dear Property Owner:
The public is invited to attend a Neighborhood Information Meeting to discuss the following planning and zoning
applications that have been formally submitted to the Collier County Growth Management Department:
• Immokalee Road – Estates Commercial Subdistrict Growth Management Plan Amendment (GMPA, PL20230018187)
• BCHD I Commercial Planned Unit Development Amendment (PUDA, PL20230017803)
Thursday, May 2, 2024, at 5:30 pm
UF/IFAS Extension Collier County
14700 Immokalee Road
Naples, FL 34120
BCHD Partners I, LLC is seeking approval of the above-referenced GMPA and PUDA to the commercial development
commonly known as Winchester to increase the allowed maximum commercial floor area from 100,000 to 130,000
square feet of gross commercial floor area and to add indoor retail sale of golf carts as a permitted use. The existing
Subdistrict and PUD allow for a maximum of 100,000 sf commercial floor area and 130,000 sf of indoor self -storage
floor area. The additional 30,000 sf of commercial floor area is being requested to allow for suitable-sized commercial
uses if indoor self-storage uses are not developed within the Winchester commercial development. The GMPA and
PUDA do not propose any increase to the maximum daily trip generation.
The 21.82-acre Winchester commercial development is located approximately one-half mile north of Randall
Boulevard on the west side of Immokalee Road at the intersection with Orangetree Boulevard, in Section 22,
Township 48 South, Range 27 East.
The propose and intent of this Neighborhood Information Meeting is to provide the public with notice of impending
zoning and GMP applications 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. On-line participation in the meeting will be available via Zoom. If you have questions related to the project
or would like to participate virtually, please contact the individual listed below.
Christopher Scott, AICP
Peninsula Engineering
Phone: 239.403.6727; Email: cscott@pen-eng.com
Page 4372 of 4908
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
April 23, 2024 ***UPDATED MEETING DATE***
Dear Property Owner:
You were recently sent a notice regarding a Neighborhood Information Meeting. Due to an Advertising Issue, the
meeting date has been changed as reflected on this notice. The Meeting is to discuss the following planning and zoning
applications that have been formally submitted to the Collier County Growth Management Department:
• Immokalee Road – Estates Commercial Subdistrict Growth Management Plan Amendment (GMPA, PL20230018187)
• BCHD I Commercial Planned Unit Development Amendment (PUDA, PL20230017803)
***UPDATED MEETING DATE***
Wednesday, May 22, 2024, at 5:30 pm
UF/IFAS Extension Collier County
14700 Immokalee Road
Naples, FL 34120
BCHD Partners I, LLC is seeking approval of the above-referenced
GMPA and PUDA to the commercial development commonly known
as Winchester to increase the allowed maximum commercial floor
area from 100,000 to 130,000 square feet of gross commercial floor
area and to add indoor retail sale of golf carts as a permitted use. The
existing Subdistrict and PUD allow for a maximum of 100,000 sf
commercial floor area and 130,000 sf of indoor self-storage floor
area. The additional 30,000 sf of commercial floor area is being
requested to allow for suitable-sized commercial uses if indoor self-
storage uses are not developed within the Winchester commercial
development. The GMPA and PUDA do not propose any increase to
the maximum daily trip generation.
The 21.82-acre Winchester commercial development is located approximately one-half mile north of Randall
Boulevard on the west side of Immokalee Road at the intersection with Orangetree Boulevard, in Section 22,
Township 48 South, Range 27 East.
The propose and intent of this Neighborhood Information Meeting is to provide the public with notice of impending
zoning and GMP applications 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. On-line participation in the meeting will be available via Zoom. If you have questions related to the project
or would like to participate virtually, please contact the individual listed below.
Christopher Scott, AICP - Peninsula Engineering
Phone: 239.403.6727; Email: cscott@pen-eng.com
Page 4373 of 4908
Page 4374 of 4908
Immokalee Road –Estates
Commercial Subdistrict GMPA
and BCHD I PUDR
PL20230017803 and PL20230018187
NEIGHBORHOOD INFORMATION MEETING
MAY 22, 2024
Page 4375 of 4908
ZOOM TUTORIAL
•Please keep your speaker on MUTE during the presentation
•Following the presentation, we will open the meeting for Q&A
•Please type in questions using the “Chat” Tool. Submitted questions
will be read aloud prior to response
Page 4376 of 4908
PROJECT TEAM
•BCHD I Partners, LLC – Applicant
•Noel J. Davies, Davies Duke, PLLC – Land Use Attorney
•Christopher Scott, Peninsula Engineering – Planning Manager
Page 4377 of 4908
LOCATION MAP
Page 4378 of 4908
PROJECT BACKGROUND
Subdistrict and CPUD originally approved in 2021
•19.13-acres
•Maximum 200,000 sf gross commercial floor area
•Permits C-1 through C-3 uses, carwashes, medical and dental laboratories, air-conditioned
mini- and self-storage warehousing, and nursing and professional care facilities.
•Trip Cap: 681 two-way PM Peak Hour
Subdistrict and CPUD amended in 2023
•21.82-acres (added 2.69-acre parcel)
•Maximum 100,000 sf gross commercial floor area and 130,000 sf indoor self -storage
•Trip Cap: 475 two-way PM Peak Hour
Page 4379 of 4908
MASTER CONCEPT PLAN
Page 4380 of 4908
PROJECT REQUEST
The purpose of the GMPA and PUDA is to increase the maximum commercial floor
area from 100,000 sf to 130,000 sf and to add Indoor Golf Cart Retail Sales as a
permitted use.
•The additional commercial floor area (+30,000 sf) is intended as an option
should Self-Storage use not be constructed
•Does not change location of commercial development
•Does not change development standards
•Does not increase the approved Trip Cap
Page 4381 of 4908
ANTICIPATED DEVELOPMENT
McDonalds:
•4,500 sf
•COMPLETED
Healthcare Network (Clinic):
•20,000 sf
•SDP Pending/Not
Submitted
Winchester Shopping Center:
•40,000 sf
•Ace Hardware
•Restaurants
•Retail
•SDP Approved
TRACT B:
•130,000 sf Self-Storage?
•SDP Approved
OR
•40,000 sf Office/Medical?
•35,000 sf Fitness?
•10,000 sf Restaurant?
NCH Medical Office:
•25,000 sf
•SDP Pending/Not
Submitted
Page 4382 of 4908
QUESTIONS
Page 4383 of 4908
1
NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPE
1630 DOUBLE EAGLE LAND TRUST 233 E LAKE AVE LONGWOOD, FL 32750---0 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 228 78695210622 U
1993 SCHMITT FAMILY TRUST 735 MOLLY KNOLL CIR LAS VEGAS, NV 89123---701 GOLDEN GATE EST UNIT 21 N 75FT OF S 180FT OF TR 89 37646200004 U
239 INVESTMENT PROPERTIES INC 3422 ALLEGHENY CT NAPLES, FL 34120---0 WATERWAYS OF NAPLES UNIT FOUR LOT 125 81216004165 U
241 24TH AVE NE LAND TRUST C/O C LEE 3526 SUNGARI CT NAPLES, FL 34119---0 GOLDEN GATE EST UNIT 23 E 150FT OF TR 37 37742960002 U
2850 RANDALL LLC 2430 VANDERBILT BEACH RD #108-425 NAPLES, FL 34109---0 GOLDEN GATE EST UNIT 22 S 150FT OF TR 116 OR 1391 PG 1945 37698320000 U
2859 BLOSSOM CT LAND TRUST 9468 FOXGLOVE LANE NAPLES, FL 34120---0 VALENCIA LAKES PHASE 7-A LOT 32 78698110224 U
3304 POTOMAC CT LLC 2508 KONA WAY NAPLES, FL 34120---0 WATERWAYS OF NAPLES UNIT SIX LOT 294 81216013062 U
3CA INC 734 JACKSON RD GALION, OH 44833---0 VALENCIA GOLF AND COUNTRY CLUB PHASE 1 LOT 10 78695200302 U
7 ELEVEN INC ONE ARTS PLAZA 1722 ROUTH ST # 1000 DALLAS, TX 75201---2506 ORANGE TREE UNIT THREE CITRUS GREENS SECTION, PH 1-A N 245FT OF W 380FT LESS W 25FT LESS ORDER OF TAKING 02-2212 64700625608 U
707 MEYER DR ORANGETREE LLC 1673 SERRANO CIR NAPLES, FL 34105---0 ORANGE TREE UNIT TWO CITRUS GREENS SECITONS PH 4-A LOT 14 64697501408 U
ABBATE, RICHARD THOMAS MARY ELIZABETH SOYKA-ABBATE 1568 BIRDIE DRIVE NAPLES, FL 34120---0 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 180 78695209662 U
ABDO, CHRISTOPHER C & JANE F 3180 ORANGE GROVE TRL NAPLES, FL 34120---1431 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 2 64701125042 U
ABRAHAM, GREGORY R 1784 HAGEN CT NAPLES, FL 34120---0 VALENCIA GOLF AND COUNTRY CLUB PH 2B LOT 41 78695814303 U
ABRAHAM, SHEILA 440 33RD AVE NE NAPLES, FL 34120---7305 GOLDEN GATE EST UNIT 36 E 150 FT OF TR 81 38506600002 U
ABREU, JORGE O & VANESSA 1545 BIRDIE DR NAPLES, FL 34120---536 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 75 78695207567 U
ACEVEDO MUNIZ, GABRIEL & NUBIA 750 CHERRY BLOSSOM CT NAPLES, FL 34120---0 LAKE LUCERNE LOT 2 53360000140 U
ACEVEDO, ISRAEL NEREIDA ROSA 2410 8TH ST NE NAPLES, FL 34120---411 GOLDEN GATE EST UNIT 24 S 180FT OF TR 15 37801240003 U
ACEVEDO, JEISSA & JAVIER 1456 BIRDIE DR NAPLES, FL 34120---0 VALENCIA GOLF AND COUNTRY CLUB PHASE 2A LOT 62 78695813265 U
ACKERMAN, KEVIN NELSON DENISE RENNE ACKERMAN 3120 WILSON BLVD N NAPLES, FL 34120---1345 GOLDEN GATE EST UNIT 22 S 180FT OF TR 47 37693480000 U
ACOSTA, CARLOS HANNY RAMINDER K DHILLON-ACOSTA 1726 SARAZEN PLACE NAPLES, FL 34120---0 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 268 78695211427 U
ADAMS JR, JAMES B & CHARLOTTE 713 MEYER DR NAPLES, FL 34120---0 ORANGE TREE UNIT TWO CITRUS GREENS SECTION PH 4-A LOT 17 64697501709 U
ADAMS, KENNETH MAURICE SANDRA JEAN ADAMS 1596 BIRDIE DR NAPLES, FL 34120---535 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 174 78695209549 U
ADAMS, MICHAEL J & NANCY 1727 SARAZEN PL NAPLES, FL 34120---0 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 245 78695210965 U
ADAMUSIK, LESZEK & ROSE M 421 33RD AVE NE NAPLES, FL 34120---7306 GOLDEN GATE EST UNIT 36 W 180FT OF TR 82 38506680006 U
ADEMAJ, AMARILDO ARTA PALAJ 1597 BIRDIE DR NAPLES, FL 34120---0 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 88 78695207826 U
ADEMAJ, ERMAL HAMIDE & REFKI ADEMAJ 7750 JEWEL LN NAPLES, FL 34109---0 VALENCIA LAKES PHASE 1-A BLK E LOT 5 78698000729 U
ADMONIS, MATTHEW & KRISTI 945 SAPLING DR NAPLES, FL 34120---0 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 69 64701126384 U
AGUILAR, MARK M & MARCIE L 712 GROVE DR NAPLES, FL 34120---0 ORANGE TREE UNIT THREE CITRUS GREENS SECTION, PH 1-A LOT 34 64700631155 U
AGUILERA, JORGE A & CYNTHIA A 3134 2ND ST NE NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 22 S 165FT OF TR 78 37695880006 U
AHDI, PRITPAL S 2750 INLET COVE LN W NAPLES, FL 34120---7543 VALENCIA LAKES PHASE 5-A LOT 43 78698106908 U
AKHOUNDOV, DAMIR ANNE-LIESE HEINICHEN 2580 WILSON BLVD N NAPLES, FL 34120---2347 GOLDEN GATE EST UNIT 22 N 180FT OF TR 58 37694440007 U
AKHUNDOV, TEYMUR 311 8TH ST NE NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 22 S 150FT OF TR 58 37694400005 U
ALBERTS, JOSEPH M & ASHLEY 2872 ORANGE GROVE TRL NAPLES, FL 34120---0 VALENCIA LAKES PHASE 2A BLK D LOT 30 78698004822 U
ALBERTSON, LYNN SHIELA KEITH WILLIAM LENNOX 3327 PACIFIC DR NAPLES, FL 34119---0 GOLDEN GATE EST UNIT 22 W 180 FT OF TR 1, 3.81 AC 37690081004 U
ALDANA, DIEGO F MARIA CLAUDIA ALDANA 1715 SARAZEN PLACE NAPLES, FL 34120---0 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 242 AND THAT PART OF TR C AS DESC IN OR 4070 PG 3612 78695210907 U
ALFANO SR, MICHAEL & MARIANN 1381 BIRDIE DRIVE NAPLES, FL 34120---0 VALENCIA GOLF AND COUNTRY CLUB PH 2B LOT 27 78695814167 U
ALFARO, ARMANDO LESBIA ISABEL ALFARO 1141 24TH AVE NE NAPLES, FL 34120---5458 GOLDEN GATE EST UNIT 24 E 75FT OF TR 56 37804880004 U
ALFARO, EDUARDO 1141 24TH AVE NE NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 24 TR 20 37801600009 U
ALFARO, EDUARDO & ADIANEZ 2662 2ND ST NW NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 22 N 1/2 OF TR 26 37691960108 U
ALFONSO, ROBERT A & CLARA R 720 MEYER DR NAPLES, FL 34120---0 ORANGE TREE UNIT TWO CITRUS GREENS SECTION PH 4-A LOT 32 64697503202 U
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ALLEC FAMILIA FIDUCIA TRUST 709 INDIAN CREEK CT NAPLES, FL 34120---426 WATERWAYS OF NAPLES UNIT ONE LOT 28 81216000664 U
ALLEN, MATTHEW 915 SUMMERFIELD DR NAPLES, FL 34120---0 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 94 64701126889 U
ALLEN, MICHAEL SHANE LINDSEY KATE ALLEN 2896 ORANGE GROVE TRL NAPLES, FL 34120---7513 VALENCIA LAKES PHASE 2A BLK D LOT 24 78698004709 U
ALLENDE, JORGE EDUARDO MARIA PAZ MEDINA 2810 4TH ST NW NAPLES, FL 34120---1394 GOLDEN GATE EST UNIT 22 N 180FT OF TR 42 37693040000 U
ALLER, KENNETH P & JANE K 3271 ORANGE GROVE TRL NAPLES, FL 34120---1432 ORANGE TREE UNIT ONE CITRUS GREENS SECTION PH 1-A LOT 23 64685001156 U
ALLISON, JASON E & KIMBERLY L 2892 ORANGE GROVE TRL NAPLES, FL 34120---0 VALENCIA LAKES PHASE 2A BLK D LOT 25 78698004725 U
ALMASAN, CHRISTOPHER NICK TANYA LUMINITA ALMASAN 3170 ORANGE GROVE TRAIL NAPLES, FL 34120---0 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 1 64701125026 U
ALMONORD, MARIE S 3447 ALLEGHENY CT NAPLES, FL 34120---4440 WATERWAYS OF NAPLES UNIT FOUR LOT 138 81216004424 U
ALTER, JULIANNE M 2897 INLET COVE LN W NAPLES, FL 34120---7569 VALENCIA LAKES PHASE 7-A LOT 3 78698109646 U
ALTHAUS, MICHAEL JAMES GENA RAE ALTHAUS 1731 SARAZEN PL NAPLES, FL 34120---0 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 246 78695210981 U
ALTIDOR, JEAN V BERENICE LOUIS 3326 MYSTIC RIVER DR NAPLES, FL 34120---428 WATERWAYS OF NAPLES UNIT ONE LOT 8 81216000266 U
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AMANN, KENNETH J & BONNIE J 970 SUMMERFIELD DRIVE NAPLES, FL 34120---0 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 24 64701125482 U
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ANDERSON, GLENN H & DIANNE F 860 GRAND RAPIDS BLVD NAPLES, FL 34120---4428 WATERWAYS OF NAPLES UNIT THREE LOT 109 81216002743 U
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BAILEY, CHRISTIAN J 3270 POTOMAC CT NAPLES, FL 34120---4474 WATERWAYS OF NAPLES UNIT SIX LOT 299 81216013169 U
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BAKER, TRICIA A 705 MEYER DR NAPLES, FL 34120---1428 ORANGE TREE UNIT TWO CITRUS GREENS SECTION PH 4-A LOT 13 64697501301 U
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BALOCO, CARLOS FERNANDO MARTHA ERICELIA BALOCO 3241 ORANGE GROVE TRL NAPLES, FL 34120---1432 ORANGE TREE UNIT ONE CITRUS GREENS SECTION PH 1-A LOT 26 64685001305 U
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BANKS, ELDON & HOLLY 2650 4TH ST NW NAPLES, FL 34120---1384 GOLDEN GATE EST UNIT 21 S 105FT OF TR 89 37646280008 U
BANKS, SAM & CHRISTINE 3266 STURGEON BAY CT NAPLES, FL 34120---4471 WATERWAYS OF NAPLES UNIT FIVE LOT 312 81216008666 U
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BARBARA A MC CAULEY TRUST 3218 BROOKEVIEW CT NAPLES, FL 34120---4470 WATERWAYS OF NAPLES UNIT FIVE LOT 345 81216009322 U
BARBER, KEITH L & JENNFIFER L 3261 ORANGE GROVE TRL NAPLES, FL 34120---1432 ORANGE TREE UNIT ONE CITRUS GREENS SECTION PH 1-A LOT 24 64685001208 U
Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to
others without consent from the CCPA.
Petition: PL20230017803 & PL20230018187 | Buffer: 5280' | Date: 3/28/24 | Site Location: Immokalee Road – Estates Commercial Subdistrict
Copy of POList Page 4384 of 4908
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BAXA, ALLEN L & TERRI S 1059 GROVE DR NAPLES, FL 34120---1426 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 115 64701127309 U
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BECERRA, MAGDALENA 8072 CELINA HILLS ST LAS VEGAS, NV 89131---4336 GOLDEN GATE EST UNIT 37 W 1/2 OF TR 115 38558500008 U
BECKNER, JOAN 892 SUMMERFIELD DR NAPLES, FL 34120---1465 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 11 64701125220 U
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BISHOP, REX EVERETT & ANA M 976 SUMMERFIELD DR NAPLES, FL 34120---1415 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 25 64701125505 U
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BITTNER, CRAIG R & STACEY M 1884 PAR DR NAPLES, FL 34120---0 VALENCIA GOLF AND COUNTRY CLUB PHASE 1 LOT 6 78695200221 U
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WOODS, MARK MATTHEW JUDITH COLLEEN WOODS 3231 RUBY RED DR NAPLES, FL 34120---0 ORANGE TREE UNIT 1 CITRUS GREENS SECTION PH 1-A LOT 39 64685001952 U
WORDEN, JAMES D 687 GROVE DR NAPLES, FL 34120---0 ORANGE TREE UNIT THREE CITRUS GREENS SECTION, PH 1-A LOT 36 64700631252 U
WRIGHT, CHARLIE L & NANCY B 3257 STURGEON BAY CT NAPLES, FL 34120---4471 WATERWAYS OF NAPLES UNIT FIVE LOT 301 81216008446 U
WRIGHT, CLARA AMANDA SHANE 2855 ORANGE GROVE TRL NAPLES, FL 34120---7514 VALENCIA LAKES PHASE 3A BLK B LOT 1 78698100865 U
WYATT, DONNA & LINDSAY 516 35TH AVE NE NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 36 W 180 FT OF TR 99, 2.73 AC 38508561000 U
WYATT, ZABRINA ANGELA JOHN TAYLOR WYATT 963 GROVE DR NAPLES, FL 34120---1424 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 123 64701127464 U
YAKSIC, STEPHEN RILEY 1945 PAR DR NAPLES, FL 34120---0 VALENCIA GOLF AND COUNTRY CLUB PHASE 1 LOT 100 78695202106 U
YBANEZ, YOLANDA CARLOS NAVARRO 381 35TH AVE NE NAPLES, FL 34120---1352 GOLDEN GATE EST UNIT 36 W 75FT OF E 180FT OF TR 77 OR 1917 PG 607 38506160005 U
YOOS, KEVIN CHARLES LISA MARIA YOOS 4 BLUEBERRY LANE STONY BROOK, NY 11790---0 VALENCIA GOLF AND COUNTRY CLUB PHASE 2A LOT 72 78695813469 U
YORK REVOCABLE TRUST 754 WATERLOO CT NAPLES, FL 34120---0 WATERWAYS OF NAPLES UNIT TWO LOT 32 81216000907 U
YOUNG JR, ROBERT O & CLAUDIA I 1836 LEMA CT NAPLES, FL 34120---0 VALENCIA GOLF AND COUNTRY CLUB PH 2B LOT 21 78695814044 U
YOUNG, BLAKE ANTHONY GEORGE ANTONIETTE MICHELLE YOUNG 899 SUMMERFIELD DRIVE NAPLES, FL 34120---0 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 96 64701126928 U
YOUNG, GREGORY S 3232 POTOMAC CT NAPLES, FL 34120---4472 WATERWAYS OF NAPLES UNIT FIVE LOT 319 81216008802 U
YOUNG, NORMA DIANNE 1723 SARAZEN PL NAPLES, FL 34120---0 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 244 78695210949 U
YOUNG, ROBERT T & JEAN B 3291 POTOMAC CT NAPLES, FL 34120---4473 WATERWAYS OF NAPLES UNIT SIX LOT 284 81216012869 U
ZABAN, HASAN & KELLY S 924 GRAND RAPIDS BLVD NAPLES, FL 34120---4443 WATERWAYS OF NAPLES UNIT FOUR LOT 148 81216004628 U
ZAJAS, JAMES M & TARA L 2835 ORANGE GROVE TRL NAPLES, FL 34120---7514 VALENCIA LAKES PHASE 3A BLK B LOT 6 78698100962 U
ZALMAI, SEAN 1419 BIRDIE DR NAPLES, FL 34120---0 VALENCIA GOLF AND COUNTRY CLUB PH 2B LOT 46 78695814400 U
ZAMARRIPA, MAIRA E 371 35TH AVE NE NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 36 E 75FT OF W 150FT OF TR 77 38506120003 U
ZAMARRON, PHILLIP & REBECCA 800 GRAND RAPIDS BLVD NAPLES, FL 34120---0 WATERWAYS OF NAPLES UNIT FIVE LOT 328 81216008983 U
ZANAS, LINDA 1999 JACKLIN CT NAPLES, FL 34120---512 VALENCIA GOLF AND COUNTRY CLUB PHASE 1A LOT 6 78695203309 U
ZAPATA, GLIDARDO D & BIBIANA 2217 VALENCIA LAKES CIRCLE NAPLES, FL 34120---7499 VALENCIA LAKES PHASE 2A BLK A LOT 21 78698004204 U
ZAVALA GONZALEZ, FERNANDO MARIA DEL CARMEN ALVAREZ LOPEZ FRANCISCO ZAVALA CORONA 2826 2ND ST NW NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 22 N 75FT OF S 180FT OF TR 22 37691640004 U
ZAWODNY, PATRICIA A 2735 ORANGE GROVE TRL NAPLES, FL 34120---7527 VALENCIA LAKES PHASE 4-A LOT 89 78698104984 U
ZAYAS, JULIO CESAR 867 GROVE DR NAPLES, FL 34120---0 ORANGE TREE UNIT ONE CITRUS GREENS SECTION PH 1-A LOT 4 64685000209 U
ZENGLER, VICTOR & MICHELE 1517 BIRDIE DRIVE NAPLES, FL 34120---0 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 68 78695207428 U
ZERPA, EDWIN A & ALICE 2742 ORANGE GROVE TRL NAPLES, FL 34120---0 VALENCIA LAKES PHASE 4-A LOT 22 78698103642 U
ZIMBELMAN, MICHAEL G 1042 SUMMERFIELD DR NAPLES, FL 34120---1417 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 36 64701125725 U
ZIMMERMAN LIVING TRUST 13424 CEDAR ST CEDAR LAKE, IN 46303---0 WATERWAYS OF NAPLES UNIT TWO LOT 36 81216000981 U
ZULLO, JOSEPH C MAGDALENA M MUSIAL-ZULLO 1642 DOUBLE EAGLE TRL NAPLES, FL 34120---509 VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 231 78695210680 U
ZULU INC 1400 E OAKLAND PARK BLVD #102 FORT LAUDERDALE, FL 33334---0 GOLDEN GATE EST UNIT 24 W 180FT OF TR 56 OR 666 PG 1039 37804840002 U
1472 BIRDIE DRIVE TRUST 1716 AUTUMN RIDGE DR ORLEANS K1C6Y9 CANADA VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 196 78695209989 F
CARLIN, GRANT A 830 EASTLAWN WINDSOR N8S 3H7 CANADA VALENCIA LAKES PHASE 5-A LOT 5 78698106144 F
CASSAVIA, ORLANDO DEN 42 LORRAINE AVE TILLSONBURG N4G 4V3 CANADA VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 63 78695207321 F
FEDERICO, MICHAEL & DEBORAH 3705 ELEVENTH ST ST CATHARINES L2R 6P7 CANADA WATERWAYS OF NAPLES UNIT ONE LOT 3 81216000169 F
GAUTHIER, GERALD 2227 DE LA GIRONDE LAVAL H7K3M3 CANADA GOLDEN GATE EST UNIT 24 W 180FT OF TR 74 OR 1052 PG 195 37806480004 F
HUDON, JACQUES XIN GAO 7-575 OLD ST PATRICK OTTAWA K1N 9H5 CANADA VALENCIA LAKES PHASE 3A BLK C LOT 1 78698101026 F
KALB, HANS PETER CARRERA 39 #12 SUR 110 APTO 601 MEDELLIN COLOMBIA GOLDEN GATE EST UNIT 22 TR 117 OR 601 PG 1040 37698400001 F
Copy of POList Page 4400 of 4908
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KHAIT, YURI & GALINA 8 MARINUCCI CT RICHMOND HILL L4C 0M3 CANADA VALENCIA LAKES PHASE 3A BLK E LOT 27 78698102067 F
LAVECCHIA, MICHELLE 8252 POST ROAD NIAGARA FALLS L2H 2E4 CANADA VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 241 AND THAT PART OF TR C AS DESC IN OR 4070 PG 3613 78695210884 F
MOORE, TRACY BROADLANDS, 3 CAMDEN PARK TURBRIDGE WELLS KENT TN2 4TW UNITED KINGDOM WATERWAYS OF NAPLES UNIT FOUR LOT 134 81216004343 F
PAVLOVSKY, VIKTOR MARINA LURYE 29 PANTANO DRIVE VAUGH L4JOA9 CANADA GOLDEN GATE EST UNIT 36 W 75FT OF TR 78 38506320007 F
PILHOVIC, JOZEF GABRIELA PILHOVICOVA TURECKA 24 NOVE ZAMKY 94001 SLOVAKIA GOLDEN GATE EST UNIT 36 E 150FT OF TR 53 OR 632 PG 385 38503880003 F
SALAMA, PISHOY NABIL SANDRA SALAMA 65 BOWHILL DR RICHMOND HILL L4B 4V2 CANADA VALENCIA GOLF & COUNTRY CLUB PHASE 2 LOT 61 78695207282 F
SOUSA, CARLOS & DRUSIANA ARNOLD FERNANDES MICHELLE ROULEAU 93 STIRLING CRESCENT MARKHAM L3R 7J9 CANADA GOLDEN GATE EST UNIT 24 E 105FT OF TR 52 37804560007 F
TOOR, VIRAN MOL & AMRIT PO BOX #1757 PORT ELGIN N0H 2C0 CANADA VALENCIA LAKES PHASE 6-A LOT 4 78698108045 F
WATSON, RICHARD & CATHERINE 5 DUVAL DR BARRIE L4M 6V2 CANADA VALENCIA LAKES PHASE 3A BLK A LOT 14 78698100344 F
WERNER FAMILY TRUST HERRENSTRASSE 26 RASTENBERG D-99636 GERMANY VALENCIA LAKES PHASE 2A BLK D LOT 15 78698004521 F
XU INVESTMENTS LP 118 CHANCERY CRESENT OTTAWA K4A 4N3 CANADA VALENCIA LAKES PHASE 7-A LOT 28 78698110143 F
XU, ZHONG TING LAN ZHU 118 CHANCERY CRESCENT ORLEANS K4A 4N3 CANADA VALENCIA LAKES PHASE 5-A LOT 35 78698106746 F
Copy of POList Page 4401 of 4908
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
February 9, 2024
Collier County Growth Management Department
Planning & Zoning
2800 North Horseshoe Drive
Naples, FL 34104
RE: BCHD I CPUD
PUD Amendment – PL20230017803
1st Review
To Whom It May Concern,
The following have been included for your review and approval:
1. Cover Letter
2. Addressing Checklist
3. Pre-Application Meeting Notes
4. PUDA Application
5. Email from County Regarding Submittal Items
6. Affidavit of Authorization
7. Property Ownership Disclosure Form
8. Covenant of Unified Control
9. List and Map of Property Owners
10. Current Aerial/Location Map
11. Boundary Survey
12. Narrative and Evaluation Criteria
13. Completed Exhibits A-F (Revised PUD Document)
14. Revised MCP
15. TIS
16. Existing PUD Ordinance (Ord 2018-29)
17. Companion Immokalee Road/Estates Commercial Subdistrict GMPA (PL20220018187)
Please feel free to contact me at (239) 403-6727 or by email at cscott@pen-eng.com should you have any
questions or require additional information.
Sincerely,
Christopher O. Scott, AICP
Planning Manager
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2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
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Addressing Checklist (Rev 10/2022) Page 1 of 1
Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400
www.colliercountyfl.gov
ADDRESSING CHECKLIST
Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are required for
every application, other items are optional and may not apply to every project.
Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe
and any time the properties within the project boundary are modified.
Additional documents may be attached to this form and can include:
-* LOCATION MAP and/or SURVEY showing the proposed project boundary.
-List of additional folio numbers and associated legal descriptions.
- E-mail from Addressing Official for any pre-approved project and/or street names.
LOCATION INFORMATION
*FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary]
*LEGAL DESCRIPTION of subject property or properties. [Attach list if necessary]
STREET ADDRESS(ES) where applicable, if already assigned.
PROJECT INFORMATION
Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing
Official. Pre-Approval may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your
submittal.
CURRENT PROJECT NAME
PROPOSED PROJECT NAME
PROPOSED STREET NAME(s)
LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####]
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2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
BCHD I CPUD
LIST AND MAP OF PROPERTY OWNERS
PARCEL ID OWNER NAME LEGAL DESCRIPTION
1 37698580002 BCHD Partners I, LLC S 165’ of TR 121, Golden Gate Estates Unit 22
2 82677000626 BCHD Partners I, LLC Winchester Tract G
3 82677000529 BCHD Partners I, LLC Winchester Tract F
4 82677000422 BCHD Partners I, LLC Winchester Tract E
5 82677000325 BCHD Partners I, LLC Winchester Tract D
6 82677000228 BCHD Partners I, LLC Winchester Tract C
7 82677000121 BCHD Partners I, LLC Winchester Tract B
8 82677000040 NCH Healthcare System, Inc. Winchester Tract A
9 82677000723 BCHD Partners I, LLC Winchester Tract R-1
10 82677000024 Robert Paul Hardy Winchester Portion of Tr A OR6232; PG1768
11 37698360109 John W Themel W 361’ of N 180’ of TR 116 Golden Gate Estates Unit 22
12 37698280001* John W Themel Winchester Portion of Tr G OR6216; PG2977
13 37698240009* John W Themel Winchester Portion of Tr G OR6216; PG 2981
* Portion of BCHD I PUD added to adjacent Estates lot by Lot Line Adjustment, PL20230008034
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Revised 2024 Page 1 of 11
APPLICANT CONTACT INFORMATION
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G.1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsections 10.02.13 E; and 10.03.06.B; and Ch. 3 G.2 of the Administrative
PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
Name of Property Owner(s):
Name of Applicant if different than owner:
Address: City: State: ZIP:
Telephone: Cell:
E-Mail Address:
Name of Agent:
Firm:
Address:
Telephone:
City:
Cell:
State: ZIP:
E-Mail Address:
If Property is under contract to be sold:
Name of Property Buyer(s):
Name of Applicant if different than buyer:
Address:
Telephone:
E-Mail Address:
Name of Agent:
Firm:
City: State: ZIP:
Cell:
Address:City: State: ZIP:
Telephone:
E-Mail Address:
Cell:
Application for a Public Hearing for PUD Rezone, Amendment to PUD
or PUD to PUD Rezone (PUDZ, PUDA, PUDR)
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Revised 2024 Page 2 of 11
PROPERTY INFORMATION
This application is requesting a rezone from:
zoning district(s).
Zoning district(s) to the
Present Use of the Property:
Proposed Use (or range of uses) of the property:
Original PUD Name:
Ordinance No.:
On a separate sheet attached to the application, provide a detailed legal description of the property
covered by the application:
• If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
• If required to do so at the pre-application meeting, the applicant shall submit four (4) copies of a
recent survey (completed within the last six (6) months, maximum 1" to 400' scale), and
• The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Section/Township/Range: / /
Lot: Block: Subdivision:
Metes & Bounds Description:
Plat Book: Page #: Property I.D. Number:
Size of Property: ft. x ft. = Total Sq. Ft. Acres:
Address/ General Location of Subject Property:
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Residential Community Facilities Industrial
Mixed Use Other:
REZONE REQUEST
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ASSOCIATIONS
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Lot: Block: Subdivision:
Plat Book: Page #: Property I.D. Number:
Metes & Bounds Description:
Complete the following for all registered Home Owner / Civic Association(s) that could be affected by this
petition and located within 1,000 feet of the subject property. Provide additional sheets if necessary.
Information can be found on the Civic Associations and Communities page on the Board of County
Commissioner’s website. Applicant is responsible for and shall confirm the current mailing addresses for each
association as registered by the Florida Department of State, Division of Corporations.
Name of Homeowner / Civic Association:
Mailing Address: City: State: ZIP:
Name of Homeowner / Civic Association:
Mailing Address: City: State: ZIP:
Name of Homeowner / Civic Association:
Mailing Address: City: State: ZIP:
Name of Homeowner / Civic Association:
Mailing Address: City: State: ZIP:
Name of Homeowner / Civic Association:
Mailing Address: City: State: ZIP:
ADJACENT ZONING AND LAND USE
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Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s
analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or
other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
c. Conformity of the proposed PUD with the goals, objectives, and policies of the Growth
Management Plan. (This is to include identifying what subdistrict, policy, or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that
subdistrict, policy, or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the request
is affected by existing deed restrictions.
EVALUATION CRITERIA
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PUBLIC NOTICE REQUIREMENTS
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
LDC subsection 10.02.08 D
This application will be considered “open” when the determination of “sufficiency” has been made and the
application is assigned a petition processing number. The application will be considered “closed” when the
petitioner withdraws the application through written notice or ceases to supply necessary information to
continue processing or otherwise actively pursue the rezoning, amendment, or change, for a period of six (6)
months. An application deemed “closed” will not receive further processing, and an application “closed”
through inactivity shall be deemed withdrawn. An application deemed “closed” may be re-opened by
submission of a new application, repayment of all application fees, and the grant of a determination of
“sufficiency”. Further review of the request will be subject to the then current code.
Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on
this property within the last year? If so, what was the nature of that hearing?
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Yes No If so, please provide copies.
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 8 B of the
Administrative Code and LDC section 10.03.05. Following the NIM, the applicant will submit a written
summary and any commitments that have been made at the meeting. Refer to Chapter 8 B of the
Administrative Code for the NIM procedural requirements.
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer
Commitments or Notice of Developer Commitments that contains the legal description of the property that
is the subject of the land use petition and contains each and every commitment of the owner or developer
specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall
comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or
Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within
15 days of recording of said Memorandum or Notice.
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The following submittal requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please upload the submittal items with cover sheets attached to each section via the GMD Portal.
Incomplete submittals will not be accepted, or processed. View sample PUD document.
REQUIREMENTS REQUIRED NOT
REQUIRED
Cover Letter with narrative statement including a detailed description of why
amendment is necessary
Completed application with required attachments (download latest version) ✔
Pre-application meeting notes
Affidavit of Authorization, signed and notarized ✔
Property Ownership Disclosure Form ✔
Notarized and completed Covenant of Unified Control ✔
Completed Addressing Checklist ✔
Warranty Deed(s)
List identifying owner and all parties of corporation
Signed and sealed Boundary Survey
Architectural rendering of proposed structures
Current aerial photographs (available from Property Appraiser) with project
boundary and, if vegetated, FLUCFCS Codes with legend included on aerial.
Statement of utility provisions
Environmental data requirements pursuant to LDC section 3.08.00
Environmental Data Requirements collated into a single Environmental Impact
Statement (EIS) packet at time of public hearings. Coordinate with project planner
at time of public hearings.
Listed or protected species survey, less than 12 months old. Include copies of
previous surveys.
Traffic Impact Study (TIS)
Historical Survey
School Impact Analysis Application, if applicable
Electronic copy of all required documents
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
*Checklist continues on next page
Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G.1 of the Administrative Code
Amendment to PUD- Ch. 3 G.2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G.1 of the Administrative Code
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FEE REQUIREMENTS
Revised Conceptual Master Site Plan 24” x 36”and one (1) 8 ½” x 11” copy
Original PUD document/ordinance, and Master Plan 24” x 36” – Only if Amending
the PUD
Revised PUD document with changes crossed thru & underlined
Copy of Official Interpretation and/or Zoning Verification
+The following exhibits are to be completed on a separate document and attached to the application
packet:
•Exhibit A: List of Permitted Uses
•Exhibit B: Development Standards
•Exhibit C: Master Plan- See Chapter 3 G.1 of the Administrative Code
•Exhibit D: Legal Description
•Exhibit E: List of Requested LDC Deviations and justification for each
•Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-690-3500
for information regarding “Wildfire Mitigation & Prevention Plan.”
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components) Conservancy of SWFL
Utilities Engineering Parks and RecreationDirector
Emergency Management Immokalee Water/Sewer District
City of Naples Planning Director Other:
City of Naples Utilities Other:
Fire Pre-Application Meeting: $150.00 (Applied as credit towards fire review fee upon submittal of
application if within 9 months of the pre-app meeting date)
Pre-Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning
Consistency Review: $2,250.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
Transportation Review Fees:
•Methodology Review: $500.00 (Methodology by Email to Staff)
*Additional fees to be determined at Methodology Meeting.
•Minor Study Review: $750.00
•Major Study Review $1,500.00
Fire Planning Review Fee: ($300 PUDZ, PUDR) ($150 PUDA)
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*The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Community Development Department | GMD Portal:
https://cvportal.colliercountyfl.gov/cityviewweb
Questions? Email: GMDclientservices@colliercountyfl.gov
Estimated Legal Advertising fee:
• CCPC: $1,125.00
• BCC: $500.00
If applicable, an additional fee for Property Owner Notifications will be billed to the applicant after
Hearing Examiner hearing date. (Variable)
School Concurrency Fee, if applicable:
• Mitigation Fees, if application, to be determined by the School District in coordination with
the County
All fees are collected at the time of application. Property Notification Letters, if required by The Land Development Code, will be
invoiced after the petition is heard by the Board of County Commissioners.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this
submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this
petition. *Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
Signature of Petitioner or Agent
Date
Printed named of signing party
✔
✔
Page 4440 of 4908
1
Chris Scott
From:Craig Brown <Craig.Brown@colliercountyfl.gov>
Sent:Tuesday, February 6, 2024 4:45 PM
To:Chris Scott; Katherine Eastley; James Sabo; Nancy Gundlach; Ray Bellows
Subject:RE: PL20230018187 and PL20230017803 - Immokalee Rd Estates Comm Subd (GMPA
and PUDA)
Chris,
Based on what you have described I am good with waiving the environmental data requirement provided
there are no changes to the established preservaƟon.
Have a good day!
Craig Brown
Environmental Services Manager
2800 North Horseshoe Drive, Naples, FL 34104
Phone: 239-252-2548
Growth Management
Community Development Dept.
From: Chris Scott <cscott@pen-eng.com>
Sent: Tuesday, February 6, 2024 8:52 AM
To: Katherine Eastley <Katherine.Eastley@colliercountyfl.gov>; James Sabo <James.Sabo@colliercountyfl.gov>; Nancy
Gundlach <Nancy.Gundlach@colliercountyfl.gov>; Ray Bellows <Ray.Bellows@colliercountyfl.gov>
Cc: Craig Brown <Craig.Brown@colliercountyfl.gov>
Subject: PL20230018187 and PL20230017803 - Immokalee Rd Estates Comm Subd (GMPA and PUDA)
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.
I’m finalizing the applicaƟons for the above referenced GMPA and PUDA associated with the Immokalee Road Estates
Commercial Subdistrict and BCHD I PUD. This amendment is limited to minor text changes to the FLU Subdistrict and
PUD to increase the allowed commercial floor area from 100,000 sf to 130,000 sf (without increasing the trip cap) and
adding a new permiƩed use. There are no changes to the Subdistrict/PUD boundaries and changes to the PUD Master
Plan are limited to updaƟng the commercial floor area (no changes to development or preservaƟon areas).
Since this project just went through the public hearing process (Ord 2023-29 and Ord 2023-30 approved June 2023) and
the changes are limited in scope, could you please verify if the following submiƩal items can be waived or modified as
listed below:
Boundary Survey – Can we submit the previously submiƩed Boundary Survey (more than 6-months old)?
Environmental Data/Listed Species Survey – Can this be waived?
Christopher O. Scott, AICP
Page 4441 of 4908
2
Planning Manager
PENINSULA ENGINEERING
Direct: 239.403.6727
www.pen-eng.com
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.
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
Page 4442 of 4908
Page 4443 of 4908
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
Page 4444 of 4908
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:
Page 4445 of 4908
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.
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
*The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Community Development Department | GMD Portal:
https://cvportal.colliercountyfl.gov/cityviewweb
Questions? Email: GMDclientservices@colliercountyfl.gov
Page 4446 of 4908
Page 4447 of 4908
Page 4448 of 4908
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
BCHD I CPUD
LIST AND MAP OF PROPERTY OWNERS
PARCEL ID OWNER NAME LEGAL DESCRIPTION
1 37698580002 BCHD Partners I, LLC S 165’ of TR 121, Golden Gate Estates Unit 22
2 82677000626 BCHD Partners I, LLC Winchester Tract G
3 82677000529 BCHD Partners I, LLC Winchester Tract F
4 82677000422 BCHD Partners I, LLC Winchester Tract E
5 82677000325 BCHD Partners I, LLC Winchester Tract D
6 82677000228 BCHD Partners I, LLC Winchester Tract C
7 82677000121 BCHD Partners I, LLC Winchester Tract B
8 82677000040 NCH Healthcare System, Inc. Winchester Tract A
9 82677000723 BCHD Partners I, LLC Winchester Tract R-1
10 82677000024 Robert Paul Hardy Winchester Portion of Tr A OR6232; PG1768
11 37698360109 John W Themel W 361’ of N 180’ of TR 116 Golden Gate Estates Unit 22
12 37698280001* John W Themel Winchester Portion of Tr G OR6216; PG2977
13 37698240009* John W Themel Winchester Portion of Tr G OR6216; PG 2981
* Portion of BCHD I PUD added to adjacent Estates lot by Lot Line Adjustment, PL20230008034
Page 4449 of 4908
¯0 10.5 Miles 0 1,000500Feet
IMMOKALEE RD ESTATES COMMERCIAL SUBDISTRICT
0.5-MILE NORTH OF RANDALL BLVD,WEST OF IMMOKALEE RD
BCHD PARTNERS, LLC LOCATION MAP-AERIAL OVERLAY
P:\Active_Projects\P-BCHD-004\002_BCHD-1-PUDA_GMPA\Drawings-GIS\2024_EXHIBITS\2024-02-07_Location_Map.mxdDate Saved: 2/7/2024
PROJECT:
NOTES:
2600 GOLDEN GATE PARKWAYNAPLES, FL 34105
CLIENT:
LOCATION:
Legend
IMMOKALEE RD ESTATES COMMERCIAL SUBDISTRICT: 21.82-ACRES
EXHIBIT DESC:Immokalee RDSOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2023)
Orange Tree BLVD4th ST NE2nd ST NEImmokalee Rd Immokalee RdWilson Blvd NWilson Blvd NRandall Blvd
Oil Well RdProject Location
¯
Page 4450 of 4908
C1S89°30'02"W 735.97 (M)N0°29'58"W 479.95 (M)S89°30'56"W 645.95 (M)N0°29'15"W 180.11 (M)N89°30'56"E 645.92 (M)N0°29'58"W 495.16 (M)N89°30'56"E 704.18 (M)S2°17'42"E 165.14 (M)TRACT 115
TRACT 119
TRACT 118 IMMOKALEE ROAD S-846(100' R.O.W. PER PLAT)TRACT 120
EDGE OF PAVEMENT331.00
331.0030.00
30.00
SOUTH 150' OF
TRACT 116
WEST 361' OF THE
NORTH 180' OF
TRACT 116
TRACT 116
LESS THE WEST 361'
OF THE NORTH 180'
SOUTH 1/2 OF
TRACT 121
NORTH 1/2 OF
TRACT 121
TRACT 114 PARCEL 183 - ORDER OF TAKINGO.R. 3111 PGS. 485-491O.R. 3431 PGS. 495-499PARCEL 183 - ORDER OF TAKINGO.R. 3431, PG. 993PARCEL 181 ORDER OF TAKINGO.R. BOOK 3111, PAGE 500PARCEL 180 ORDER OF TAKINGO.R. BOOK 3111, PAGE 50015' FPL EASEMENT
O.R. 3824, PG. 2314
15' FPL EASEMENT
O.R. 3893, PG. 273
P.O.B.
S.W. CORNER TRACT 118
GOLDEN GATE ESTATES UNIT NO. 22
P.B. 7, PGS. 83-84 S2°17'42"E 330.28 (M)S2°17'42"E 503.85 (M)49.02
49.02
49.02
49.02
49.02
730.05 (C)
746.97 (P)
719.70 (M)
736.46 (P)
709.35 (C)
725.95 (P)180.114TH STREET NE(60' R.O.W.)TRACT 117
F.N.D.,
NO I.D.
0.24' S. &
0.36'E.
F.C.M.
F.P.K.
F.I.P.
ROWE 2503
0.33' E.
F.I.P.
NO I.D.
F.I.P.
LB5982
284.91
284.95
F.I.P. LB5151
(WITNESS)
0.60' W.
F.I.P.
NO I.D.
F.I.P. LB7866
0.38' N. & 0.42' E.
F.I.P.
LB7866
F.I.P.
LB7866
F.I.P. LB5982
0.70' W.
F.I.P. LB6891
0.39' E.
15' FPL EASEMENT
O.R. 3945, PG. 1444
S89°30'02"W 801.94 (P)N0°29'58"W 480.00 (P)S89°30'02"W 660.00 (P)N0°29'58"W 180.00 (P)N89°30'02"E 660.00 (P)N0°29'58"W 495.00 (P)N89°30'02"E 769.72 (P)S2°19'23"E 165.09 (P)S2°19'23"E 330.17 (P)S2°19'23"E 330.17 (P)6' U.E. & D.E.
O.R. 97, PG. 493
CURVE TABLE
CURVE #
C1
LENGTH
156.29
RADIUS
2769.79
DELTA
3°13'58"
CHORD BEARING
S0°40'27"E
CHORD LENGTH
156.26
30' ROAD
EASEMENT
FOUND NAIL & TIN TAB
ALSO FOUND PK NAIL
& DISK, NO I.D.
0.33' S. & 0.27' E.330.00 (P)329.86 (M)PARCEL SURVEYED
±21.82 ACRES
L
L
L
L
HHHHHH
HHLHHHHHH
L
L
ASPHALT ROADWAY(SOUTH BOUND LANES)ASPHALT ROADWAY(NORTH BOUND LANES)T
T
C.P.P.
MITERED
END
MITERED
END
LIGHT
POLE
LIGHT
POLE
C.P.P.
MITERED
END
MITERED
END
A.R.V.
TRAFFIC
CONTROL
BOX
WATER
VALVE
L
L
TRAFFIC
CONTROL
BOX
DRAINAGE
INLET
DRAINAGE
INLET
DD DRAINAGE
MANHOLE OFLANCE T MILLER, P.S.M. #LS 5627REV.REVISIONTITLE:PROJECT NO.SHEET #:DRAWING NO.:CLIENT:Vertical Scale:Horizontal Scale:Date:Drawn by:Fieldwork by:Fieldbook/Page:[Save Date: 8/26/2022 7:55:35 AM] [Saved By: LKnapp] [Plot Date: 8/28/2022 8:07:10 PM] [Plotted By: Lauren Knapp] [Original Size: 24x36] [Drawing Path: S:\Randall-at-Orangetree-RCRV\Winchester\RCRV-WINCH-SU01.dwg]08/30/20221" = 60'N.T.S.LNKP-BCHD-008RCRV-WINCH-SU01.dwg1BCHD PARTNERS, LLC.1MAP OF BOUNDARY SURVEYPART OF TRACT 116, TRACT 118, TRACT 119,TRACT 120, AND TRACT 121, GOLDEN GATEESTATES UNIT NO. 22, P.B. 7, PGS. 83 - 84, COLLIERCOUNTY, FLORIDA.MAP OF BOUNDARY SURVEY OF PART OF TRACT 116, TRACT 118, TRACT
119, TRACT 120, AND TRACT 121, GOLDEN GATE ESTATES UNIT NO. 22, A
SUBDIVISION ACCORDING TO THE PLAT THEREOF AS RECORDED IN
PLAT BOOK 7, PAGES 83 AND 84, PUBLIC RECORDS OF COLLIER
COUNTY, FLORIDA. (FULL LEGAL DESCRIPTION BELOW)
PREPARED FOR:BCHD PARTNERS, LLC.
PENINSULA ENGINEERING
2600 GOLDEN GATE PARKWAY
NAPLES, FLORIDA 34105
PHONE: 239.403.6700 FAX: 239.261.1797
EMAIL: INFO@PEN-ENG.COM
WEBSITE: WWW.PEN-ENG.COM
_____________________________________________
LANCE T MILLER
PROFESSIONAL SURVEYOR AND MAPPER, #LS5627
AUGUST 30, 2022
DATE
CERTIFICATE OF AUTHORIZATION #LB- 8479
NOT VALID WITHOUT THE SIGNATURE AND THE ORIGINAL RAISED OR
DIGITAL SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER.
NO OTHER PERSON OR ENTITY MAY RELY UPON THIS EXHIBIT.
THIS EXHIBIT IS ONLY FOR THE LANDS AS DESCRIBED. IT IS NOT A
CERTIFICATE OF TITLE, ZONING, EASEMENTS OR FREEDOM OF
ENCUMBRANCES.
GENERAL NOTES:
·BEARINGS ARE BASED ON THE SOUTH LINE OF TRACT 118,
BEING NORTH 89º30'02" WEST.
·ELEVATIONS ARE BASED ON NORTH AMERICAN VERTICAL
DATUM, 1988, (N.A.V.D.)
·LINES SHOWN OUTSIDE OF THE LAND DESCRIBED ARE FOR
REFERENCE USE ONLY AND WERE NOT SURVEYED.
·PROPERTY LIES WITHIN FLOOD ZONES X, X500 & AH 15.5 PER
FLOOD INSURANCE RATE MAP COMMUNITY PANEL #120067
0240H DATED MAY 16, 2012.
LEGEND:
O.R. = OFFICIAL RECORDS BOOK
R.O.W. = RIGHT-OF-WAY
C/L = CENTERLINE
A.E. = ACCESS EASEMENT
D.E.= DRAINAGE EASEMENT
U.E. = UTILITY EASEMENT
EL. & ELEV. = ELEVATION
F.P.L. = FLORIDA POWER & LIGHT
P = PLAT/RECORD, M = MEASURED, C = CALCULATED, F = FIELD
(S.I.P.)SET 5/8" IRON PIN & CAP STAMPED LB-8479
(F.I.P.) FOUND IRON PIN & CAP
(S.C.M.) SET 4" X 4" CONCRETE MONUMENT 24" LONG
STAMPED LB-8479
(F.C.M.) FOUND CONCRETE MONUMENT
(S.N.D.) SET PK NAIL & DISK STAMPED LB-8479
(F.N.D.) FOUND PK NAIL & DISK STAMPED
(PK) = PARKER KYLON NAIL
0
SCALE IN FEETSCALE: 1"=60'12060
= MITERED END
= STORM MANHOLE
= GUY ANCHOR
= WOOD POWER POLE
= CONCRETE POWER POLE
= HANDHOLE
= LIGHT POLE
= CABLE RISER
= TELEPHONE BOX
= GATE VALVE
D
HH
L
C
T
LEGAL DESCRIPTION
ALL THAT PART OF TRACT 116, TRACT 118, TRACT 119, TRACT 120, AND TRACT
121, GOLDEN GATE ESTATES UNIT NO. 22, A SUBDIVISION ACCORDING TO THE
PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGES 83 AND 84, PUBLIC
RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID TRACT 118;
THENCE ALONG THE WEST LINE OF SAID TRACT 118 AND TRACT 119, NORTH
00°29'58" WEST 479.95 FEET;
THENCE LEAVING SAID LINE, SOUTH 89°30'56" WEST 645.95 FEET;
THENCE NORTH 00°29'15" WEST 180.11 FEET TO A POINT ON THE NORTH LINE
OF SAID TRACT 116;
THENCE ALONG SAID NORTH LINE, NORTH 89°30'56" EAST 645.92 FEET TO THE
SOUTHWEST CORNER OF AFOREMENTIONED TRACT 120;
THENCE ALONG THE WEST LINE OF SAID TRACT 120 AND TRACT 121, NORTH
00°29'58" WEST 495.16 FEET TO THE NORTHWEST CORNER OF THE SOUTH 1/2
OF TRACT 121;
THENCE ALONG THE NORTH LINE OF THE SOUTH 1/2 OF TRACT 121, NORTH
89°30'56" EAST 704.18 FEET TO A POINT ON THE WEST LINE OF “PARCEL 183”
AS DESCRIBED IN THAT ORDER OF TAKING AS RECORDED IN OFFICIAL
RECORDS BOOK 3431, PAGE 495, PUBLIC RECORDS OF COLLIER COUNTY,
FLORIDA;
THENCE ALONG THE WEST LINE OF SAID “PARCEL 183”, SOUTH 02°17'42" EAST
165.14 FEET TO THE NORTHWEST CORNER OF “PARCEL 183” AS DESCRIBED IN
THAT ORDER OF TAKING AS RECORDED IN OFFICIAL RECORDS BOOK 3431,
PAGE 993, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;
THENCE ALONG THE WEST LINE OF SAID “PARCEL 183”, SOUTH 02°17'42" EAST
330.28 FEET TO THE NORTHWEST CORNER OF “PARCEL 181” AS DESCRIBED IN
THAT ORDER OF TAKING AS RECORDED IN OFFICIAL RECORDS BOOK 3111,
PAGE 500, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;
THENCE ALONG THE WEST LINE OF “PARCEL 181" AND "PARCEL 180" OF
ORDER OF TAKING AS RECORDED IN OFFICIAL RECORDS BOOK 3111, PAGE
500, SOUTH 02°17'42" EAST 503.85 FEET;
THENCE CONTINUE ALONG THE WEST LINE OF SAID ORDER OF TAKING AS
RECORDED IN OFFICIAL RECORDS BOOK 3111, PAGE 500, 156.29 FEET ALONG
THE ARC OF A NON-TANGENTIAL CIRCULAR CURVE CONCAVE WEST HAVING A
RADIUS OF 2,769.79 FEET THROUGH A CENTRAL ANGLE OF 03°13'58" AND
BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 00°40'27" EAST 156.26
FEET TO THE SOUTHWEST CORNER OF SAID “PARCEL 180”;
THENCE ALONG THE SOUTH LINE OF AFOREMENTIONED TRACT 118, SOUTH
89°30'02" WEST 735.97 FEET TO THE POINT OF BEGINNING.
CONTAINING 21.82 ACRES, MORE OR LESS.
Page 4451 of 4908
BCHD 1 PUDA, PL20230017803 Page | 1
Revised April 5, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
BCHD I COMMERCIAL PLANNED UNIT DEVELOPMENT AMENDMENT
PROJECT NARRATIVE & EVALUATION CRITERIA
PROJECT OVERVIEW:
The application proposes to amend the BCHD I Commercial Planned Unit Development (CPUD) to increase
the amount of commercial floor area from 100,000 sf to 130,000 sf and to add the indoor retail sale of
golf carts as a permitted use.
PROJECT BACKGROUND:
The BCHD 1 CPUD was originally approved by Ordinance 2021-020, containing 19.13-acre located on the
west side of Immokalee Road, approximately one-half mile north of Randall Boulevard, in Section 22,
Township 48 South, Range 27 East. The CPUD was approved for up to 200,000 sf of commercial uses and
a maximum total daily trip generation of 681 two-way PM peak hour net trips (trips). The Subdistrict and
CPUD allowed for a maximum of 200,000 sf of commercial floor area, consisting of the permitted and
conditional uses allowed in the C-1 through C-3 zoning districts, as well as indoor self-storage, carwashes,
medical and dental laboratories and nursing and professional care offices.
The PUD was amended by Ordinance 2023-29 to incorporate an additional 2.69-acre property along
Immokalee Road, north of the existing boundaries and update the Master Concept Plan (MCP). The PUDA
also updated the permitted commercial intensity by separating the maximum allowed floor area of indoor
self-storage from other commercial uses; specifically, the maximum commercial floor area was reduced
from 200,000 sf to 100,000 sf and a maximum of 130,000 sf of indoor self-storage floor area was added.
The maximum total daily trip generation was reduced to 475 trips.
The subject property, commonly referred to as Winchester, is currently being developed consistent with
the existing CPUD zoning provisions. The original subdivision and construction plans (PPL,
PL20210002267) has been amended to reflect the additional acreage and revised preserve boundary
approved with the 2023 GMPA and PUD revisions (ICP, PL20230012934 and FP, PL20230009406). Several
of the commercial lots have received Site Development Plan approval.
The property to the south is currently under development, is designated as Immokalee Road/4th Street NE
Mixed Use Subdistrict and is zoned Randall Curve MPUD. The west and north are designated Residential
Estates Subdistrict and are currently zoned Estates. The adjacent properties fronting on Immokalee Road
to the north of the subject site are undeveloped; properties fronting on 4th St NE include a mix of vacant
Page 4452 of 4908
BCHD 1 PUDA, PL20230017803 Page | 2
Revised April 5, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
and large lot single-family dwellings typical to the Estates. The Orange Tree MPUD is located on the east
side of Immokalee Road and is designated as a Rural Settlement Area District and includes a mix of
residential single-family and vacant commercial opposite the project site.
DETAILS OF REQUEST:
The Amendment seeks to update the allowed commercial floor area from 100,000 sf to 130,000 sf and to
add the retail sale of golf-carts as a permitted use. There are no proposed changes to the Subdistrict
boundary or any other proposed text changes.
As noted in the Project Background, the previous amendment (PL20220003246) to the CPUD sought to
distinguish between self-storage commercial intensity from other commercial uses. The initial submittal
of that PUDA application proposed that for every two (2) square feet of self-storage area approved for
development, the available commercial floor area would be reduced by one (1) square foot from the
maximum 200,000 square foot permitted by the PUD. During the initial review, County staff requested
removal of any conversion factor and the PUDA was approved to reduce the commercial floor area from
200,000 sf to 100,000 sf and to add 130,000 sf of indoor self-storage area. The maximum daily trip
generation was reduced to 475 trips to reflect the change in commercial intensity.
At the time of the 2023 GMPA and PUDZ, a Site Development Plan (SDP, PL20220003477) was approved
for the 126,054 sf Self Storage at Winchester on Tract B. The development of that project, or any other
self-storage use, is based on market demands and cannot be guaranteed. The additional commercial floor
area is necessary to allow for suitable-sized commercial uses if self-storage uses are not developed within
Winchester. The actual intensity of development within the PUD would still be restricted to the approved
maximum daily trip generation approved with original PUD Amendment (Ordinance 2023-29). Due to the
maximum daily trip generation established for this PUD, the additional commercial floor area proposed
by this amendment could only be developed if the 130,000 sf of indoor self-storage use is not constructed.
The table below identifies the changes in commercial intensity from the original PUD approval, the 2023
amendment and the intensity proposed with this PUDA application:
Ord. 2021-20 Ord. 2023-29 Current Request
Commercial Floor Area - 100,000 sf 130,000 sf
Self-Storage Floor Area - 130,000 sf 130,000 sf
Total Floor Area 200,000 sf 230,000 sf 260,000 sf
Trips 681 trips 475 trips 475 trips
The additional use of golf cart sales is consistent with the uses allowed within the existing Subdistrict. Golf
cart sales will be limited to indoor sales only. This use is identified as SIC 5599, Automotive Dealers, Not
Elsewhere Classified. The Subdistrict currently allows “uses permitted by right and by conditional use in
the C-3, Commercial Intermediate zoning district” which would include car dealerships (SIC 5511), as well
Page 4453 of 4908
BCHD 1 PUDA, PL20230017803 Page | 3
Revised April 5, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
as car washes, air-conditioned self-storage, medical and dental laboratories, and nursing and professional
care services.
A companion small-scale GMPA application (PL20230018187) has been submitted to expand the
Immokalee Road – Estates Commercial Subdistrict and is included with this application.
EVALUATION CRITERIA:
The PUDA meets the rezoning and PUD criteria established in the LDC and is consistent with the Goals,
Objectives, and Policies of the Growth Management Plan. LDC and GMP references are provided below
with responses in bold italics.
LDC Section 10.02.13 B.5.:
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water,
and other utilities.
The CPUD is a suitable location for commercial land uses as it is located at a signalized
intersection on Immokalee Road, a six-lane arterial roadway, and is directly opposite vacant
commercial land within the Orange Tree MPUD. The proposed PUDA is limited to text changes.
b. Adequacy of evidence of unified control and suitability of agreements, contract, or other
instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
The property that is subject to this PUDA is owned by BCHD Partners I, LLC.
c. Conformity of the proposed PUD with the goals, objectives, policies, and the Future Land Use
Element of the Growth Management Plan.
A companion GMPA (PL20230018187) has been submitted to ensure consistency with the
changes proposed by this PUD Amendment application.
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The CPUD Master Plan identifies buffers that meet or exceed the requirements of the LDC.
e. The adequacy of usable open space areas in existence and as proposed to serve the development.
The PUDA will continue to meet the 30% open space requirement.
Page 4454 of 4908
BCHD 1 PUDA, PL20230017803 Page | 4
Revised April 5, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
The proposed amendment proposes to increase the allowed commercial floor area from 100,000
sf to 130,000 sf. Due to the maximum daily trip generation established for this PUD, the
additional commercial floor area proposed by this amendment could only be developed if the
130,000 sf of indoor self-storage use is not constructed. There are adequate public and private
facilities to allow for this development.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
There are no plans to further expand the boundaries of the CPUD.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
This amendment to the BCHD 1 CPUD does not propose any new deviations.
LDC Section 10.02.08 F.:
1. Whether the proposed change will be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan.
The proposed amendment to expand the CPUD boundary is consistent with the pending GMPA
to the Immokalee Road – Estates Commercial Subdistrict.
2. The existing land use pattern.
The application is limited to minor text changes and does not propose any changes to
developable areas as shown in the adopted Master Concept Plan. The additional commercial
floor area proposed by this PUDA would only be developed in lieu of the allowed indoor self-
storage use.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The amendment does not create an isolated district that is unrelated to adjacent and nearby
districts.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property proposed for change.
The expanded CPUD boundaries are logically drawn in relation to existing. There are no changes
to the boundaries as part of this petition.
5. Whether changed or changing conditions make the passage of the proposed amendment
necessary.
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Revised April 5, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
At the time of the previous PUD Amendment, approved by Ordinance 2023-029, a Site
Development Plan had been approved for an indoor self-storage facility. The development of
that project, or any other self-storage use, is based on market demands and cannot be
guaranteed. The additional commercial floor area proposed with this application is necessary
to allow for suitable-sized commercial uses if self-storage uses are not developed within
Winchester.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
The proposed expansion of the CPUD will not negatively influence living conditions in the area.
The additional commercial floor area proposed with this amendment would only be realized if
the allowed self-storage use is not developed.
7. Whether the proposed change will create or excessively increase traffic congestion or create types
of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected
types of vehicular traffic, including activity during construction phases of the development, or
otherwise affect public safety.
The proposed amendment does not increase the approved maximum daily trip generation.
8. Whether the proposed change will create a drainage problem.
The proposed amendment will not create a drainage problem. The development is designed to
meet stormwater requirements of Collier County and South Florida Water Management District.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The amendment to the BCHD 1 CPUD will not reduce light and air to adjacent properties.
10. Whether the proposed change will adversely affect property values in the adjacent area.
The proposed change will not have an adverse impact on property values in the adjacent areas.
Development within the CPUD includes appropriate development standards and buffers to
ensure compatibility with surrounding land uses.
11. Whether the proposed change will be a deterrent to the improvement
or development of adjacent property in accordance with existing regulations.
The proposed amendment is limited to minor text changes and will not create a deterrent to the
improvement or redevelopment of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual owner
as contrasted with the public welfare.
The PUDA is consistent with the requirements of the LDC and the GMP and does not constitute
a grant of special privilege.
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2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
13. Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning.
The proposed increase in commercial floor area is necessary to allow greater development
flexibility should indoor self-storage uses not be constructed.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the county.
The proposed changes are not out of scale with the needs of the neighborhood or county. The
ultimate development intensity for the CPUD is significantly lower than the originally approved
CPUD.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts
already permitting such use.
The PUDA is limited to minor text changes and does not affect the existing areas for commercial
development as shown on the Master Concept Plan.
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.
No site alterations are required for the proposed amendment, which is limited to minor text
revisions.
17. The impact of development on the availability of adequate public facilities and services consistent
with the levels of service adopted in the Collier County Growth Management Plan and as defined
and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106,
art. II], as amended.
Public facilities are available to meet the requirements of the development. All levels of service
will be maintained.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem
important in the protection of the public health, safety, and welfare.
The proposed amendment is consistent with the GMP. The site has been designed to meet the
requirements of the LDC and will not negatively impact surrounding land uses.
CONSISTENCY WITH THE GROWTH MANAGEMENT PLAN
FLUE Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding
land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June
22, 2004 and effective October 18, 2004, as amended).
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2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
The CPUD is designed to be compatible with adjacent properties. The development provides
sufficient buffers to adjacent uses and is required to provide dark-sky compliant parking lot
lighting to minimize potential impacts to adjacent properties.
FLUE Policy 5.7: Encourage the use of land presently designated for urban intensity uses before
designating other areas for urban intensity uses. This shall occur by planning for the
expansion of County owned and operated public facilities and services to the existing
lands designated for urban intensity uses, the Rural Settlement District (formerly
known as North Golden Gate), and the Rural Fringe Mixed Use District, before servicing
new areas.
The property is located at a signalized intersection on Immokalee Road in an area with public
facilities. This amendment does not expand or modify the PUD boundaries.
FLUE Policy 7.1: The County shall encourage developers and property owners to connect their
properties to fronting collector and arterial roads, except where no such connection
can be made without violating intersection spacing requirements of the Land
Development Code.
The PUD has direct access onto Immokalee Road at the existing traffic signal opposite
Orangetree Boulevard. There is no direct access to or from the commercial area to 4th Street NE.
Access locations are not changing as part of this application.
FLUE Policy 7.3: All new and existing developments shall be encouraged to connect their local streets
and their interconnection points with adjoining neighborhoods or other developments
regardless of land use type.
Vehicular and pedestrian interconnection is provided from the site to properties to the north
and the south.
Transportation Policy 5.1: The County Commission shall review all rezone petitions, SRA designation
applications, conditional use petitions, and proposed amendments to the Future Land
Use Element (FLUE) affecting the overall countywide density or intensity of permissible
development, with consideration of their impact on the overall County transportation
system, and shall not approve any petition or application that would directly access a
deficient roadway segment as identified in the current AUIR or if it impacts an adjacent
roadway segment that is deficient as identified in the current AUIR, or which significantly
impacts a roadway segment or adjacent roadway segment that is currently operating
and/or is projected to operate below an adopted Level of Service Standard within the
five year AUIR planning period, unless specific mitigating stipulations are also approved.
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Revised April 5, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
A petition or application has significant impacts if the traffic impact statement reveals
that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic
is equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point
where it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project’s
significant impacts on all roadways.
The existing CPUD limits commercial development to a maximum intensity of 100,000 square feet
of commercial floor area and 130,000 square feet of indoor self-storage floor area. The proposed
amendment increases the commercial area to 130,000 sf and is necessary to allow for appropriately
sized commercial uses should the indoor self-storage use not be constructed. The PUDA maintains
the existing maximum daily trips generation and therefore has no impacts to the adjacent
roadways.
CCME Objective 6.1: Protect native vegetative communities through the application of minimum preservation
requirements.
The development meets the minimum preservation requirements of the Land Development Code.
There are no changes to the preserve area as part of this amendment.
CCME Objective 6.2: Protect and conserve wetlands and the natural functions of wetlands pursuant to the
appropriate policies under Goal 6.
The proposed Master Concept Plan provides 3.26-acres of native preservation which includes a mix
of Cypress wetlands and Pine Flatwoods. Any wetland impacts will be addressed during the state
and federal environmental permitting processes.
CCME Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. (The
County relies on the listing process of State and Federal agencies to identify species that
require special protection because of their endangered, threatened, or species of special
concern status. Listed animal species are those species that the Florida Fish and Wildlife
Conservation Commission has designated as endangered, threatened, or species of
special concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005,
F.A.C. and those species designated by various federal agencies as Endangered and
Threatened species published in 50 CFR 17
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Revised April 5, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
No state or federally listed species were observed on site during observations made in 2018, 2019
or 2022 and the property does not contain US Fish and Wildlife Service-designated listed species
critical habitat. Although no listed species were observed, the property does have potential to have
listed species due to the presence of suitable habitat, confirmed sightings in the region or because
the property is located within the consultation area for given species. The development will
preserve 15% of the existing native vegetation (3.26-acres) as required by the Collier County LDC
and all development will maintain required setbacks from the preserve to help ensure incompatible
uses are directed away from listed species and their habitats.
CONSISTENCY WITH THE LDC SECTION 3.06.12 WELLFIELD PROTECTION OVERLAY
LDC Section 3.06.12 establishes standards for regulated development to reduce the risk of wellfield
contamination that would have a direct impact on the County’s safety and health and the costly closure
and replacement of polluted municipal water supply wells. The County has established wellfield risk
management special treatment overlay zones around public water supply wellfields permitted to
withdraw a minimum of 100,000 average gallons per day by SFWMD.
The existing PUD is completely located within zone W-4 of the Golden Gate Well Field, as shown in LDC
Illustration 3.06.06 C. and map below. Any regulated development within the PUD is required to meet the
standards of LDC Section 3.06.12. Stormwater management systems will comply with SFWMD standards
and solid waste bulk containers shall be leakproof and fitted with a rainproof lid or cover. There are no
current or future plans for nonresidential uses that generate or store hazardous waste within the PUD.
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Traffic Impact Analysis
BCHD-1 CPUD Amendment
Collier County, FL
1/22/2024
Prepared for: Prepared by:
Peninsula Engineering
2600 Golden Gate Parkway
Naples, FL 34105
Phone: 239-262-2600
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Methodology Fee* – $500.00 Fee
Collier County Transportation Review Fee* – Small Scale Study – No Fee
Note – *to be collected at time of first submittal
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Statement of Certification
I certify that this Traffic Impact Analysis has been prepared by me or under my immediate
supervision and that I have experience and training in the field of Traffic and Transportation
Engineering.
Norman J. Trebilcock, AICP, PTOE, PE
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
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Table of Contents
Project Description ......................................................................................................................... 4
Trip Generation ............................................................................................................................... 5
Conclusion ....................................................................................................................................... 7
Appendices
Appendix A Master Concept Plan .................................................................................................. 8
Appendix B Initial Meeting Checklist (Methodology Meeting) ................................................... 10
Appendix C Trip Generation Calculations ITE 11th Edition ........................................................... 16
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Project Description
The BCHD-1 project is an existing approved Commercial Planned Unit Development (CPUD) – Collier
County Ordinance No. 2023-29, as may be amended, and has a total site gross area of approximately 21.82
acres.
The BCHD-1 is located on the west side of Immokalee Road (CR 846), north of the intersection of
Immokalee Road and Randall Boulevard, within Section 22, Township 48 South, Range 27 East, in Collier
County, Florida.
Refer to Figure 1 – Project Location Map, which follows and Appendix A: Master Concept Plan.
Figure 1 – Project Location Map
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The Collier County approved ordinance currently allows the site, at buildout, to generate maximum
external, 475 net new two-way trips in the PM peak period. This Traffic Impact Analysis report is to
demonstrate that the traffic from the collection of uses in the proposed amendment does not exceed the
approved trip cap.
A methodology meeting was held with the Collier County Transportation Planning staff, via email, on
December 13, 2023 – refer to Appendix B: Initial Meeting Checklist (Methodology Meeting).
Trip Generation
The proposed amendment would allow an increased intensity of the permitted land uses.
The land use code (LUC) choices and intensities used to confirm the trip cap is maintained are:
• Clinic – LUC 630 Outpatient Medical Clinic/Facility – 20,000 SF.
• Medical Office Building – LUC 720 Medical/Dental Office Building Stand-Alone – 56,000 SF (25,000
SF and 31,000 SF on separate parcels).
• Hardware Store – LUC 816 Hardware/Paint Store – 21,000 SF.
• Retail Plaza – LUC 822 Strip Retail Plaza <40K - 11,000 SF.
• High turnover sit down restaurant – LUC 932 High-Turnover Sit-Down Restaurant – 8,000 SF/317
seats.
• Fast Food Restaurant – LUC 934 Fast Food Restaurant with Drive-thru – 4,500 SF/61 seats.
The resulting trip generation is shown in Table 1. Institute of Transportation Engineers rates or equations
are used for the trip generation calculations, as applicable. The ITE 11th edition data pages are provided
in Appendix C. Appendix C contains a trip generation summary and internal capture development tables
(AM and PM) based on the ITE Trip Generation Handbook 3rd ed. method of estimating internal capture.
The upper two tables contain the directional percentage limits on internal trip ends from the Handbook
Tables 6.1 and 6.2. The middle two tables apply those percentages to the total entering and exiting trips
for each use. The result at that point is unconstrained by comparison with the alternate estimate at the
other end of the trip interaction, which is limited by the use of a different percentage. The lower left table
contains the lesser of the two possibilities. The lower right table contains the summary of all trips.
Pass by capture rates used reflect ITE recommendations and County policy.
For High Turnover Sit Down restaurant, using 317 seats provides a conservative estimate compared to
8,000 SF. For Fast Food Restaurant with Drive-Thru, using 4,500 SF provides a conservative estimate
compared to 61 seats. For the parcel containing 31,000 SF of medical office, it represents a conservative
estimate compared to 130,000 of self storage (represented by LUC 151 Mini-Warehouse). The three
comparison tables are in Appendix C.
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Table 1 – Trip Generation
Rate (1) or Eqn. (2)PM Peak Hour AM Peak Hour
Use
ITE
LU#
Measure-
ment Unit
# of
Units Daily AM PM Trips
Daily
Traffic
Reduct-
ion %In Out Total
Reduct-
ion %In Out Total
Strip Retail Plaza (<40K)822 1000 SF 11 2 2 2 Total 694 42 41 83 19 12 31
Internal 42.5 23 12 35 36.7 7 4 11
Retail 2 External 19 29 48 12 8 20
Pass-By 25.0 5 7 12 25.0 3 2 5
Net New 14 22 36 9 6 15
Hardware/ Paint Store 816 1000 SF 21 1 2 1 Total 169 29 34 63 10 8 18
Internal 42.5 17 10 27 36.7 4 3 7
Retail 3 External 12 24 36 6 5 11
Pass-By 25.0 3 6 9 25.0 2 1 3
Net New 9 18 27 4 4 8
32.0 Total 863 71 75 146 29 20 49
Internal 42.5 40 22 62 36.7 11 7 18
Retail Total External 31 53 84 18 13 31
Pass-By 25.0 8 13 21 25.8 5 3 8
Net New 23 40 63 13 10 23
Medical/Dental Office Building-Stand-Alone 720 1000 SF 56.00 2 2 2 2,298 68 157 225 113 30 143
Outpatient Medical Clinic/Facility 630 1000 SF 20.00 2 2 2 752 22 52 74 42 10 52
76 Total 3,050 90 209 299 155 40 195
Office/Industrial Total Internal 3.7 4 7 11 30.8 26 34 60
External 86 202 288 129 6 135
Net New 86 202 288 129 6 135
Fast Food Restaurant with Drive-Thru 934A 1000 SF 4.50 1 1 1 Total 2,104 77 72 149 103 98 201
Internal 22.3 12 21 33 12.5 14 11 25
Restaurant 1 External 65 51 116 89 87 176
Pass-By 50.0 33 25 58 40.0 35 35 70
Net New 32 26 58 54 52 106
High Turnover Sit Down Restaurant 932S Seats 317 1 2 1 Total 1,385 71 53 124 103 96 199
Internal 22.3 11 17 28 12.5 14 11 25
Restaurant 2 External 60 36 96 89 85 174
Pass-By 40.0 24 14 38 40.0 36 34 70
Net New 36 22 58 53 51 104
322 Total 3,489 148 125 273 206 194 400
Internal 22.3 23 38 61 12.5 27 23 50
Restaurant Total External 125 87 212 179 171 350
Pass-By 45.3 57 39 96 40.0 71 69 140
Net New 68 48 116 108 102 210
Total 7,402 309 409 718 390 254 644
Internal 1,426 18.7 67 67 134 19.9 64 64 128
Total External 5,976 242 342 584 326 190 516
Pass-By 265 20.0 65 52 117 28.7 76 72 148
Net New 5,711 177 290 467 250 118 368
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Internal Capture Rate from ITE, limited to 20% by Collier County.
Pass-by Capture volume based on lesser of: A) Rate per ITE Trip Generation Handbook 3rd Ed.; or B) County maximum allowable rate
Daily Internal Capture rate is average of the AM and PM rates.
Daily Pass-by Capture volume is the sum of the AM and PM volumes.
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Conclusion
The PUD approved maximum total daily trip generation for the proposed development shall not exceed
475 PM two-way peak hour net new trips based on the land use codes in the ITE Trip Generation Manual
in effect at the time of application for SDP/SDPA or subdivision plat approval.
As illustrated in Table 1 the proposed amendment produces 467 PM peak hour net new two-way trips,
which is under the established trip cap for the PUD.
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Appendix A
Master Concept Plan
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Appendix B
Initial Meeting Checklist (Methodology Meeting)
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Appendix C
Trip Generation Calculations ITE 11th Edition
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Avg. Daily TrafficAM Peak HourPM Peak HourITE CodeDescriptionIndepend- ent VariableAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BEnter- ing SplitAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BEnter- ing Split630Outpatient Medical Clinic/Facility1000 SF37.60135.86 34.88 2.7512.19 8.68 0.81 3.6913.53 2.98 0.30720Medical/Dental Office Building-Stand-Alone 1000 SF36.00142.97 -108.01 3.1020.90 1.34 0.79 3.9314.07 -3.17 0.30816Hardware/ Paint Store1000 SF8.070.9210.75 1.92 0.54 2.980.46822Strip Retail Plaza (<40K)1000 SF54.45142.20 229.68 2.3620.66 1.84 0.60 6.5920.71 2.72 0.50932AHigh Turnover Sit Down Restaurant 1000 SF107.209.570.55 9.050.61932SHigh Turnover Sit Down RestaurantSeats 4.370.4510.81 -57.37 0.52 0.390.57934AFast Food Restaurant with Drive-Thru 1000 SF467.4844.610.51 33.030.52934SFast Food Restaurant with Drive-ThruSeats 19.521.310.53 0.970.53151 Mini-Warehouse1000 SF1.450.090.59 0.150.47Page 4477 of 4908
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Trebilcock Consulting Solutions, PA Page | 18 Rate (1) or Eqn. (2)PM Peak HourAM Peak HourUseITE LU#Measure- ment Unit# of UnitsDailyAMPMTripsDaily TrafficInOutTotalInOutTotalFast Food Restaurant with Drive-Thru934A1000 SF4.5001 1 1Total 2,104 77 72 149 103 98 201Fast Food Restaurant with Drive-Thru934S Seats 611 1 1Total 1,191 31 28 59 42 38 80Rate (1) or Eqn. (2)PM Peak HourAM Peak HourUseITE LU#Measure- ment Unit# of UnitsDailyAMPMTripsDaily TrafficInOutTotalInOutTotalHigh Turnover Sit Down Restaurant932A1000 SF8.0001 1 1Total 858 44 28 72 42 35 77High Turnover Sit Down Restaurant932S Seats 3171 2 1Total 1,385 71 53 124 103 96 199Rate (1) or Eqn. (2)PM Peak HourAM Peak HourUseITE LU#Measure- ment Unit# of UnitsDailyAMPMTripsDaily TrafficInOutTotalInOutTotalMedical/Dental Office Building-Stand-Alone7201000 SF31.002 2 2Total 1,224 37 86 123 66 18 84Mini-Warehouse1511000 SF1301 1 1Total 189 911 207 512Page 4478 of 4908
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ITE Trip Generation
Rate (1) or Eqn. (2)PM Peak Hour AM Peak Hour
Use
ITE
LU#
Measure-
ment Unit
# of
Units Daily AM PM Trips
Daily
Traffic
Reduct-
ion %In Out Total
Reduct-
ion %In Out Total
Strip Retail Plaza (<40K)822 1000 SF 11 2 2 2 Total 694 42 41 83 19 12 31
Internal 42.5 23 12 35 36.7 7 4 11
Retail 2 External 19 29 48 12 8 20
Pass-By 25.0 5 7 12 25.0 3 2 5
Net New 14 22 36 9 6 15
Hardware/ Paint Store 816 1000 SF 21 1 2 1 Total 169 29 34 63 10 8 18
Internal 42.5 17 10 27 36.7 4 3 7
Retail 3 External 12 24 36 6 5 11
Pass-By 25.0 3 6 9 25.0 2 1 3
Net New 9 18 27 4 4 8
32.0 Total 863 71 75 146 29 20 49
Internal 42.5 40 22 62 36.7 11 7 18
Retail Total External 31 53 84 18 13 31
Pass-By 25.0 8 13 21 25.8 5 3 8
Net New 23 40 63 13 10 23
Medical/Dental Office Building-Stand-Alone 720 1000 SF 56.00 2 2 2 2,298 68 157 225 113 30 143
Outpatient Medical Clinic/Facility 630 1000 SF 20.00 2 2 2 752 22 52 74 42 10 52
76 Total 3,050 90 209 299 155 40 195
Office/Industrial Total Internal 3.7 4 7 11 30.8 26 34 60
External 86 202 288 129 6 135
Net New 86 202 288 129 6 135
Fast Food Restaurant with Drive-Thru 934A 1000 SF 4.50 1 1 1 Total 2,104 77 72 149 103 98 201
Internal 22.3 12 21 33 12.5 14 11 25
Restaurant 1 External 65 51 116 89 87 176
Pass-By 50.0 33 25 58 40.0 35 35 70
Net New 32 26 58 54 52 106
High Turnover Sit Down Restaurant 932S Seats 317 1 2 1 Total 1,385 71 53 124 103 96 199
Internal 22.3 11 17 28 12.5 14 11 25
Restaurant 2 External 60 36 96 89 85 174
Pass-By 40.0 24 14 38 40.0 36 34 70
Net New 36 22 58 53 51 104
322 Total 3,489 148 125 273 206 194 400
Internal 22.3 23 38 61 12.5 27 23 50
Restaurant Total External 125 87 212 179 171 350
Pass-By 45.3 57 39 96 40.0 71 69 140
Net New 68 48 116 108 102 210
Total 7,402 309 409 718 390 254 644
Internal 1,426 18.7 67 67 134 19.9 64 64 128
Total External 5,976 242 342 584 326 190 516
Pass-By 265 20.0 65 52 117 28.7 76 72 148
Net New 5,711 177 290 467 250 118 368
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Internal Capture Rate from ITE, limited to 20% by Collier County.
Pass-by Capture volume based on lesser of: A) Rate per ITE Trip Generation Handbook 3rd Ed.; or B) County maximum allowable rate
Daily Internal Capture rate is average of the AM and PM rates.
Daily Pass-by Capture volume is the sum of the AM and PM volumes.
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ITE Trip Generation –AM Internal Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelUse OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 28 63 0 1 0 Office 32 23 0 0 0
Retail 29 13 0 14 0 Retail 4 50 0 2 0
Restaurant 31 14 0 4 3 Restaurant 14 8 0 5 4
Cinema/
Entertain-
ment
0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0
Residential 2 1 20 0 0 Residential 3 17 20 0 0
Hotel 75 14 9 0 0 Hotel 3 4 6 0 0
Source: ITE Trip Generation Handbook 3rd Ed. Table 6.1 Source: ITE Trip Generation Handbook 3rd Ed. Table 6.2
1 1 1 0 1 1
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 11.2 25.2 0.0 0.4 0.0 40 Office 9.3 47.4 0.0 0.0 0.0
Retail 5.8 2.6 0.0 2.8 0.0 20 Retail 6.2 103.0 0.0 0.0 0.0
Restaurant 60.1 27.2 0.0 7.8 5.8 194 Restaurant 21.7 2.3 0.0 0.0 0.0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0 0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0
Residential 0.0 0.0 0.0 0.0 0.0 0 Residential 4.7 4.9 41.2 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 4.7 1.2 12.4 0.0 0.0
Total
Entering
Trips
155 29 206 0 0 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 9 25 0 0 0 34 Office 155 40 26 34 30.8
Retail 5 2 0 0 0 7 Retail 29 20 11 7 36.7
Restaurant 21 2 0 0 0 23 Restaurant 206 194 27 23 12.5
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 0 0 0 0 0 0 Residential 0 0 0 0 0.0
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 26 11 27 0 0 0 64 Total 390 254 64 64 19.9
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
Constrained Internal Trips
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ITE Trip Generation – PM Internal Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelUse OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 20 4 0 2 0 Office 8 2 1 4 0
Retail 2 29 4 26 5 Retail 31 29 26 46 17
Restaurant 3 41 8 18 7 Restaurant 30 50 32 16 71
Cinema/
Entertain-
ment
2 21 31 8 2
Cinema/
Entertain-
ment
6 4 3 4 1
Residential 4 42 21 0 3 Residential 57 10 14 0 12
Hotel 0 16 68 0 2 Hotel 0 2 5 0 0
Source: ITE Trip Generation Handbook 3rd Ed. Table 6.1 Source: ITE Trip Generation Handbook 3rd Ed. Table 6.2
1 1 1 0 1 1
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 41.8 8.4 0.0 4.2 0.0 209 Office 5.7 3.0 0.0 0.0 0.0
Retail 1.5 21.8 3.0 19.5 3.8 75 Retail 27.9 42.9 0.0 0.0 0.0
Restaurant 3.8 51.3 10.0 22.5 8.8 125 Restaurant 27.0 35.5 0.0 0.0 0.0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0 0
Cinema/
Entertain-
ment
5.4 2.8 4.4 0.0 0.0
Residential 0.0 0.0 0.0 0.0 0.0 0 Residential 51.3 7.1 20.7 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 0.0 1.4 7.4 0.0 0.0
Total
Entering
Trips
90 71 148 0 0 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 5 2 0 0 0 7 Office 90 209 4 7 3.7
Retail 1 21 0 0 0 22 Retail 71 75 40 22 42.5
Restaurant 3 35 0 0 0 38 Restaurant 148 125 23 38 22.3
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 0 0 0 0 0 0 Residential 0 0 0 0 0.0
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 4 40 23 0 0 0 67 Total 309 409 67 67 18.7
Constrained Internal Trips
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
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Revised 2024 Page 6 of 11
APPLICANT CONTACT INFORMATION
PROPERTY INFORMATION
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST
Name of Applicant(s):
Address: City: State: ZIP:
Telephone:
E-Mail Address:
Cell:
Address of Subject Property (If available):
City: State: ZIP:
Section/Township/Range: / /
Lot: Block: Subdivision:
Metes & Bounds Description:
Plat Book: Page #: Property I.D. Number:
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System
d. Package Treatment Plant
e. Septic System
Provide Name:
(GPD Capacity):
Type:
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System
d. Private System (Well)
Total Population to be Served:
Peak and Average Daily Demands:
A. Water-Peak:
B. Sewer-Peak:
Provide Name:
Average Daily:
Average Daily:
TYPE OF WATER SERVICE TO BE PROVIDED
Page 4517 of 4908
Revised 2024 Page 7 of 11
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage
treatment process to be used as well as a specific statement regarding the method of affluent and sludge
disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from
tests prepared and certified by a professional engineer. Attach additional pages if necessary.
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in
accordance with all applicable County ordinances in effect at that time. This statement
shall also include an agreement that the applicable system development charges and connection
fees will be paid to the County Utilities Division prior to the issuance of building permits by the
County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility
easements for serving the water and sewer systems.
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the
pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to
serve the project shall be provided.
Page 4518 of 4908
ORDINANCE NO. 2023- 29
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE
NUMBER 2021-20, THE BCHD 1 COMMERCIAL PLANNED UNIT
DEVELOPMENT, BY ADDING ACREAGE AND USES; BY
AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE
COLLIER COUNTY LAND DEVELOPMENT CODE, BY AMENDING
THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF AN ADDITIONAL
2.69± ACRES OF LAND ZONED ESTATES (E) TO THE BCHD 1
COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD); BY
ADDING 130,000 SQUARE FEET OF GROSS FLOOR AREA OF
INDOOR SELF-STORAGE; BY REDUCING COMMERCIAL USES
FROM 200,000 SQUARE FEET TO 100,000 SQUARE FEET OF GROSS
FLOOR AREA; BY AMENDING THE MASTER PLAN; BY
AMENDING THE LEGAL DESCRIPTION; BY ADDING A
DEVIATION TO OFF-STREET PARKING DESIGN; BY UPDATING
DEVELOPMENT COMMITMENTS; AND BY PROVIDING AN
EFFECTIVE DATE. THE PROPERTY IS LOCATED
APPROXIMATELY ONE-HALF MILE NORTH OF RANDALL
BOULEVARD ON THE WEST SIDE OF IMMOKALEE ROAD, IN
SECTION 22, TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER
COUNTY, FLORIDA WITH THE ENTIRE PUD CONSISTING OF
21.82±ACRES. [PL20220003428]
WHEREAS, BCHD PARTNERS I, LLC, represented by Chris Scott of Peninsula
Engineering, Inc., and Noel Davies, Esq. of Davies & Duke, PLLC petitioned the Board of
County Commissioners to amend the CPUD and change the zoning classification of the
additional herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: Zoning Classification.
The zoning classification of approximately 2.69± acres of the herein described real
property located in Section 22, Township 48 South, Range 27 East, Collier County, Florida is
changed from a Rural Agricultural (A) zoning district to a Commercial Planned Unit
Development (CPUD) zoning district together with the existing BCHD 1 CPUD for a 21.82±
acre project to be known as BCHD 1 CPUD, in accordance with the revised Exhibits A-F,
attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps,
22-CP8-02278/1798086/1 1 160
BCHD 1/PL20220003428 1 of 2
6/14/23
Page 4519 of 4908
as described in Ordinance Number 04-41, as amended, the Collier County Land Development
Code, is/are hereby amended accordingly.
SECTION TWO: Effective Date.
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. 2023-30 becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this 34' day of J l.i C'_ 2023.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By: By:A41)6
ttest WittkaWail% Rick LoCastro, Chairman
signature only
This ordinance fired with the
Secretary of State' Offia ti e
Approved as to form and legality: day of .ihi411 . •
and nckncwledgemenA of that
i fitir, rP.Cf!I ed Tr1is tIl
of r
Heidi Ashton-Cicko
By Deou+v ct
Managing Assistant County Attorney
Attachments: Exhibit A - Permitted Uses
Exhibit B - Development Standards
Exhibit C - Master Plan
Exhibit D - Legal Description
Exhibit E - Deviations
Exhibit F - Developer Commitments
22-CPS-02278/1798086/1]160
BCHD 1/PL20220003428 2 of 2
6/14/23
Page 4520 of 4908
EXHIBIT A
BCHD I CPUD
PERMITTED USES
A maximum of 200,000 100,000 square feet of gross commercial floor area and 130,000 square feet of
indoor self-storage floor area shall be permitted within the CPUD. The uses are subject to the trip cap
identified in Exhibit F, Section 3.a of this PUD.
COMMERCIAL:
A. Principal Uses:
1. All permitted and conditional uses in the C-1 through C-3 Zoning Districts of the Collier
County Land Development Code (LDC), Ordinance 04-41, as amended), except those uses
identified as prohibited in item C. below.
2. Carwashes (7542)
3. Medical and dental laboratories (8071 and 8072)
4. Motor freight transportation and warehousing (4225, indoor air-conditioned mini- and self-
storage warehousing only)
5. Nursing and professional care facilities (8051, 8052, 8059)
6. 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.
B. Accessory Uses:
1. Uses and structures that are accessory and incidental to the permitted uses within this CPUD
document.
2. Water management facilities to serve the project such as lakes.
3. Open space uses and structures such as, but not limited to, boardwalks, nature trails,
gazebos and picnic areas.
4. Any other accessory and related use that is determined to be comparable in nature with the
foregoing uses and consistent with the permitted accessory uses of this CPUD as determined
by the BZA or the Hearing Examiner.
C. Prohibited Uses and Structures:
1. Any use that would be subject to regulation under Ordinance No.91-83 and any amendment
or successor ordinances thereto regulating sexually oriented businesses.
2. 7361— Employment Agencies, only labor contractors
Words underlined are additions; words stpuele-threttglt are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/14/2023 Page 1 of 10
Page 4521 of 4908
3. 7363— Help Supply Services, only: Labor pools; Manpower pools
4. Homeless shelter, as defined by the LDC.
5. Soup kitchens, as defined by the LDC.
6. 8063— Psychiatric Hospitals. For the avoidance of any doubt, psychiatric hospitals, including
drug/alcohol rehabilitation facilities shall be prohibited.
7. 8069—Specialty Hospitals,Except Psychiatric,only:alcoholism rehabilitation hospitals;drug
addiction rehabilitation hospitals; rehabilitation hospitals drug addiction and alcoholism;
tuberculosis and other respiratory illness hospitals.
8. 8322 — Individual and Family Social Services, only: alcoholism counseling, nonresidential;
crisis center; crisis intervention centers; hotlines; offender rehabilitation agencies; offender
self- help agencies; outreach programs; parole offices; probation offices; public welfare
centers; referral services for personal and social problems; refugee services; self-help
organizations for alcoholic and gamblers; settlement houses.
PRESERVE:
A. Allowable Uses:
1. Nature trails and boardwalks that do not reduce the amount of required preserve area to be
retained.
2. Mitigation for environmental permitting, as per LDC requirements.
3. Passive Recreation areas, as per LDC requirements.
4. Water management and water management structures, as per LDC requirements.
Words underlined are additions; words are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/14/2023 Page 2 of 10
Page 4522 of 4908
EXHIBIT B
BCHD I CPUD
DEVELOPMENT STANDARDS
The tables below set forth the development standards for land uses within the BCHD I CPUD. 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.
PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA 10,000 Sq. Ft. N/A
AVERAGE LOT WIDTH 100 ft. N/A
MINIMUM YARDS(External)
From lmmokalee Road ROW 25 ft. SPS
From Northern Project Boundary 30 ft. SPS
From Wester Project Boundary* 50 ft. 25 ft.
From Southern Project Boundary 25 ft.**** 25 ft.****
MINIMUM YARDS (Internal)
Internal Drives/ROW 10 ft. 10 ft.
Rear 10 ft. 10 ft.
Side 10 ft. 10 ft.
Lakes (measured from control 25 ft.** 20 ft.**
elevation)
Preserve 25 ft. 10 ft.
MIN. DISTANCE BETWEEN STRUCTURES %z the sum of building heights 10 Ft.
MAXIMUM HEIGHT*** ZONED ACTUAL ZONED ACTUAL
45 ft. 55 ft.35 ft. 45 ft.
MINIMUM FLOOR AREA(ground floor) 1,000 sq. ft.***
MAXIMUM GROSS COMMERCIAL AREA 200,000 100,000 sq. ft. and 130,000 sq. ft. indoor self
storage
Setback from 4th Street N. E. shall be 200 feet for any principal use and 200 feet for any accessory
use.
No structure may be located closer than 20 feet to the control elevation of a lake (allowing for the
required minimum 20-foot wide lake maintenance easement).
Per principal structure. Kiosk vendor, concessions, and temporary or mobile sales structures shall
be permitted to have a minimum floor area of twenty-five (25)square feet and shall be subject to
the accessory structure standards set forth in the LDC.
May be reduced to zero feet if developed as a unified plan with the adjacent property to the
south.
Words underlined are additions; words are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/14/2023 Page 3 of 10
Page 4523 of 4908
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1 2 C N 1 m Page 4525 of 4908
EXHIBIT D
BCHD I CPUD
LEGAL DESCRIPTION
PARCEL 1: THE NORTH 180 FEET OF TRACT NO. 116, GOLDEN GATE ESTATES, UNIT NO. 22, ACCORDING
Tn TLC DI nT TI-ICREOF RECORDED IN DI nT BOOK 7 DAGES 83 O/I nC THE DI BLIC RECORDS OF COLLIERcccvivcviinc
COUNTY, FLORIDA.
PARCEL 2: TRACT 118, GOLDEN GATE ESTATES, UNI NO. 22, CCORDING Tn TUG DI nT THEREOF
RECORDED IN PLAT BOOK 7, PAGE 83 a^ nC TLC DI IRI Ir RECORDS nC CO I IER CO NTV CI ORID I Ccc
Fc--o-vcrc ocvicvo v cv ccic
BOOK 3111, PAGE 500, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, MORE PARTICULARLY
DESCRIBED AS FOLLOWS: A POR-TION 9F TQnrT 114 GO DEN G TC ESTATES I NIT NO• 22 nCCORDI G
TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE 84, OF THE PUBLIC RECORDS OF COLLIER
NORTHEASTERLY CORNER OF SAID TRACT 118; THENCE SOUTH 01° 30' 15" EAST, FOR A DISTANCE OF
172.46 FEET TO A POINT ON A CIRCULAR CURVE, CONCAVE WESTERLY, WHOSE RADIUS POINT BEARS
SOUTH 88°32'50" WEST, ^ DIST NCE n 7 Q1A•93 CCT TI EREFROM; THENCE DI Inl SO ITHERI V nI o
OF 03°12'32", SUBTENDED BY A CHORD OF 157.83 FEET AT A BEARING OF SOUTH 00°09'06" WEST, FOR
nnl RC I EN TH n_C 157 65 FEET Tn TUG ruin OF SAID rl IQVC AND TUG SOUTHEASTERLY CORNER OF SAID
TRACT 118; THENCE NORTH 89°40'50" WEST, ALONGTH€ SOUTHERLY BOUNDARY OF SAID TRACT 114
POINT BEARS NORTH 87°51'02" WEST, A DISTANCE OF 2,769.79 FEET THEREFROM; THENCE RUN
THROUGH A CENTRAL ANGLE OF 03° 38' 39", SUBTENDED BY A CHORD OF 176.14 FEET AT A BEARING OF
NORTH 00°19'38" EAST, FOR AN ARC LENGT" nF 17 1 7 FEET T THENCE
NORTH 01°30' 15" TI ENCE SO ITH 89°An' Cn CAST_nl ONG TI ICrrTrcZvvriiov —rrcT,
NORTHERLY BOUNDARY OF SAID TRACT 118, FOR A DISTANCE OF 49.00 FEET, TO THE POINT OF
PARCEL 3: ALL OF TRACT 119, GOLDEN G^TE EST TES I NIT NO• 22 ACCORDING Tn TUC DI nT THERE
RECORDED IN PLAT BOOK 7, PAGE o' on OF THE DI IRI Ir RECORDS n CO I IER CO NTV CI ORID I Ccc
T C EASTER no nn EET Tn EN nD ROAD RIGHT nC\A/nV DI IDCI I NT Tn ORDER nC RECORDED
IN n Q BOO 3111 PAGE Cnn nC TUC DI IRI Ir RECO
RECORDED IN PLAT BOOK 7, P GE 83 nnln Qn n TUC DI IRI Ir RECORDS nC CO I IER CO NTv CI ORID
LESS THE EASTERLY 49.00 FEE
BOOK 3431, PAGE 993.
19.13 ACRES MORE OR I Ccc /nc MEAS RED)
ALL THAT PART OF TRACT 116, TRACT 118, TRACT 119, TRACT 120, AND TRACT 121, GOLDEN GATE
ESTATES UNIT NO. 22, A SUBDIVISION ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK
7, PAGES 83 AND 84, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
Words underlined are additions; words k-tlhr-ough are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/14/2023 Page 4 of 10
Page 4526 of 4908
BEGINNING AT THE SOUTHWEST CORNER OF SAID TRACT 118;
THENCE ALONG THE WEST LINE OF SAID TRACT 118 AND TRACT 119, NORTH 00°29'58"WEST 479.95 FEET;
THENCE LEAVING SAID LINE, SOUTH 89°30'56" WEST 645.95 FEET;
THENCE NORTH 00°29'15" WEST 180.11 FEET TO A POINT ON THE NORTH LINE OF SAID TRACT 116;
THENCE ALONG SAID NORTH LINE, NORTH 89°30'56" EAST 645.92 FEET TO THE SOUTHWEST CORNER OF
AFOREMENTIONED TRACT 120;
THENCE ALONG THE WEST LINE OF SAID TRACT 120 AND TRACT 121, NORTH 00°29'58" WEST 495.16 FEET
TO THE NORTHWEST CORNER OF THE SOUTH % OF TRACT 121;
THENCE ALONG THE NORTH LINE OF THE SOUTH 1/2 OF TRACT 121, NORTH 89°30'56" EAST 704.18 FEET
TO A POINT ON THE WEST LINE OF "PARCEL 183"AS DESCRIBED IN THAT ORDER OF TAKING AS RECORDED
IN OFFICIAL RECORDS BOOK 3431, PAGE 495, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;
THENCE ALONG THE WEST LINE OF SAID "PARCEL 183", SOUTH 02°17'42" EAST 165.14 FEET TO THE
NORTHWEST CORNER OF "PARCEL 183" AS DESCRIBED IN THAT ORDER OF TAKING AS RECORDED IN
OFFICIAL RECORDS BOOK 3431, PAGE 993, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;
THENCE ALONG THE WEST LINE OF SAID "PARCEL 183", SOUTH 02°17'42" EAST 330.28 FEET TO THE
NORTHWEST CORNER OF "PARCEL 181" AS DESCRIBED IN THAT ORDER OF TAKING AS RECORDED IN
OFFICIAL RECORDS BOOK 3111, PAGE 500, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;
THENCE ALONG THE WEST LINE OF "PARCEL 181" AND"PARCEL 180" OF ORDER OF TAKING AS RECORDED
IN OFFICIAL RECORDS BOOK 3111, PAGE 500, SOUTH 02°17'42" EAST 503.85 FEET;
THENCE CONTINUE ALONG THE WEST LINE OF SAID ORDER OF TAKING AS RECORDED IN OFFICIAL
RECORDS BOOK 3111, PAGE 500, 156.29 FEET ALONG THE ARC OF A NON-TANGENTIAL CIRCULAR CURVE
CONCAVE WEST HAVING A RADIUS OF 2,769.79 FEET THROUGH A CENTRAL ANGLE OF 03°13'58" AND
BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 00°40'27" EAST 156.26 FEET TO THE SOUTHWEST
CORNER OF SAID "PARCEL 180";
THENCE ALONG THE SOUTH LINE OF AFOREMENTIONED TRACT 118, SOUTH 89°30'02" WEST 735.97 FEET
TO THE POINT OF BEGINNING.
CONTAINING 21.82 ACRES, MORE OR LESS.
Words underlined are additions; words '•ugh are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/14/2023 Page 5 of 10
Page 4527 of 4908
EXHIBIT E
BCHD I CPUD
DEVIATIONS FROM THE LDC
DEVIATION 1: Relief from LDC Section 5.06.04.F.3.,"Directory Signs",which permits Multiple-occupancy
parcels or multiple parcels developed under a unified development plan,with a minimum
of 8 independent units, and containing 20,000 square feet or more of leasable floor area
shall be permitted 1 directory sign a maximum of-1-0 20 feet in height and a maximum of
199 200 square feet at one entrance on each public street, to instead allow a single
directory sign where fewer than 8 independent units are developed under a unified plan.
DEVIATION 2: Relief from LDC Section 6.06.01. — "Street System Requirements" and "Appendix B,
Typical Street Sections and Right-of-Way Design Standards". The LDC establishes a
minimum 60-foot right of way width for local streets.This deviation proposes to instead
allow for private roads within the site to be located in a 50-foot wide access easement or
Right-of-Way.
DEVIATION 3: Relief from LDC Section 4.06.02.C.4. — "Buffer Requirements —Types of buffers", which
requires a landscape buffer shall be required adjacent to any road right-of-way external
to the development project and adjacent to any primary access roads internal to a
commercial development. Said landscape buffer shall be consistent with the provisions
of the Collier County Streetscape Master Plan, which is incorporated by reference herein.
The minimum width of the perimeter landscape buffer shall vary according to the ultimate
width of the abutting right-of-way. Where the ultimate width of the right-of-way is zero
to 99 feet, the corresponding landscape buffer shall measure at least ten feet in width.
Where the ultimate width of the right-of-way is 100 or more feet, the corresponding
landscape buffer shall measure at least 15 feet in width. Developments of 15 acres or
more and developments within an activity center shall provide a perimeter landscape
Buffer of at least 20 feet in width regardless of the width of the right-of-way. Activity
center right-of-way buffer width requirements shall not be applicable to roadways
internal to the development to instead allow installation of a 15 foot wide type 'B' buffer
adjacent to the internal lake as shown on the conceptual PUD Master Plan.
This deviation shall only apply applies to if—the westernmost 361 feet of the westerly
portion of the PUD (a.k.a. north 180 feet of Tract 116, Golden Gate Estates Unit 22
subdivision), which is the single western parcel immediately abutting 4th ST. NE,is which
was acquired on or before August 31, 2021, by the adjacent single-family homeowner to
the north (a.k.a. the south half of Tract 115, Golden Gate Estates Unit 22 subdivision).
DEVIATION 4: Relief from LDC Section 5.05.08.F.2.b.ii.b) which requires projects on corner lots to
provide no more than 80 percent of the off-street parking for the entire commercial
building or project to be located between any primary facade and the abutting street,
with no single side to contain more than 65 percent of the required parking to instead
allow a commercial project to provide 100 percent of the required parking between the
Words underlined are additions; words sirttele-threugh are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/14/2023 Page 6 of 10
Page 4528 of 4908
primary facade and abutting street when in support of a shopping center adjacent to
Immokalee Road.
Words underlined are additions; words struele-through are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/I4/2023 Page 7 of 10
Page 4529 of 4908
EXHIBIT F
BCHD I CPUD
DEVELOPMENT COMMITMENTS
1.PUD MONITORING
One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-
out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until
close-out of the PUD. At the time of this PUD approval, the Managing Entity is BCHD I Partners,
LLC, 2600 Golden Gate Parkway, Naples, FL 34105. Should the Managing Entity desire to transfer
the monitoring and commitments to a successor entity, then it must provide a copy of a legally
binding document that needs to be approved for legal sufficiency by the County Attorney. After
such approval, the Managing Entity will be released of its obligations upon written approval of
the transfer by County staff, and the successor entity shall become the Managing Entity.As Owner
and Developer sell off tracts, the Managing Entity shall provide written notice to County that
includes an acknowledgement of the commitments required by the PUD by the new owner and
the new owner's agreement to comply with the Commitments through the Managing Entity, but
the Managing Entity shall not be relieved of its responsibility under this Section.When the PUD is
closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment
of PUD commitments.
2.MISCELLANEOUS
a.All other applicable state or federal permits must be obtained before commencement of
the development.
b.Pursuant to Section 125.022(5) F. S., Issuance of a development permit by a county does
not in any way create any rights on the part of the applicant to obtain a permit from a
state or federal agency and does not create any liability on the part of the county for
issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the
obligations imposed by a state or federal agency or undertakes actions that result in a
violation of state or federal law.
c.Parking lot lighting shall be dark sky compliant(flat panel, full cut off fixtures— backlight,
uplight and glare (BUG) rating where U = 0) to avoid light spill onto adjacent properties.
Fixtures within 50-ft of residential properties along the PUD boundary shall be set at no
higher than a 15-ft mounting height. Otherwise the site light poles shall not exceed a 25-
ft mounting height. Light levels along the PUD boundary shall be limited to no more than
0.2-ft-candles along the joint property line where adjacent to residential property(i.e. not
applicable to Immokalee Rd).
d.All buildings shall be of similar architectural design and have similar design elements.
3.TRANSPORTATION
a.The total daily trip generation for the PUD shall not, exceed 68-1 475 two-way PM peak
hour net trips based on the use codes in the ITE Manual on trip generation rates in effect
at the time of application for SDP/SDPA or subdivision plat approval.
Words underlined are additions; words are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/14/2023 Page 8 of 10
Page 4530 of 4908
b.Vehicular and Pedestrian interconnection will be provided to the south to allow access to
all connection points with Immokalee Road, consistent with the conceptual PUD Master
Plan, Exhibit C.The final location of the access point will be coordinated with the adjacent
property owner and a cross- access easement will be provided at time of the first Site
Development Plan or Plat. The connection and supporting infrastructure will be
constructed to the property line by the developer or successors or assigns prior to the
first Certificate of Occupancy.
c.Vehicular interconnection will be provided to the north consistent with the conceptual
PUD Master Plan, Exhibit C.The final location of the access point will be coordinated with
the adjacent property owner and a cross-access easement will be provided at time of Site
Development Plan for the commercial outparcel(s) north of the signalized entry road.The
connection and supporting infrastructure will be constructed to the property line by the
developer or successors or assigns at the time the outparcel(s) is developed and
completed prior to Certificate of Occupancy.
d.Sidewalks connecting to the Immokalee Road ROW shall be provided on both the north
and south sides of the entrance road/drive.
4.ENVIRONMENTAL
a.The CPUD shall be required to preserve 15% of native vegetation. 19.01 21.70 ± acres of
native vegetation exists on-site requiring a minimum preservation of 2.85 3.26 ± acres
19.01 21.70 x .15 = 2.853.26). A minimum of 2.85 3.26 ±acres of native vegetation shall
be retained on-site.
b.A management plan for Florida Black Bear shall be submitted for review and approval at
time of final plat or SDP for the project, whichever is applicable.
5.LANDSCAPING
a. Preserves may be used to satisfy the landscape buffer requirements after exotic
vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1.
Supplemental plantings with native plant materials shall be in accordance with LDC
Section 3.05.07. In order to meet the LDC requirements for a Type'B' buffer a 6 foot wide
landscape buffer reservation has been identified on the Master Plan. In the event that the
preserve does not meet buffer requirements after removal of exotics and supplemental
planning within the preserve, plantings will be provided in the 6 foot wide reservation to
meet the buffer requirements.The type, size, and number of such plantings, if necessary,
will be determined at time of initial SDP or Plat and included on the landscape plans for
the SDP or Plat.
b. The Type B Landscape Buffer along the west property line adjacent to Tracts 117 and the
south 150' of Tract 116 of Golden Gate Estates Unit No. 22 shall be supplemented with a
6-foot high opaque fence as shown on the Master Plan.
6.SPECIAL CONDITIONS
a.No adult orientated sales are permitted.
Words underlined are additions; words struck-fkr°ourgh are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/14/2023 Page 9 of 10
Page 4531 of 4908
b.Outdoor amplified sound shall be limited to areas labeled C on the Master Plan adjacent
to Immokalee Road and at least 500 feet from adjacent western residential parcels.There
will be no outdoor amplified sound between the hours of 9 p.m. and 8 a.m.weekdays and
10 p.m. and 8 a.m. on weekends.
c.There will be no outdoor dining adjacent to residential properties.
d.Delivery bays shall not abut external residential development.
e.All pole lighting shall be limited to flat full cutoff shields.
f.All buildings shall be designed with unifying architectural design elements.
g.No commercial structures will be constructed on the westerly portion of the PUD (a.k.a.
north 180 feet of Tract 116, Golden Gate Estates Unit 22 subdivision), which is the single
western parcel immediately abutting 4th St. NE. This area will be used for native
preservation, stormwater management or buffer areas only; however, the immediately
adjacent single family homeowner to the north (a.k.a.the south half of Tract 115, Golden
Gate Estates Unit 22 subdivision) may establish a driveway for the sole benefit and
exclusive use of that homeowner's residential property. There shall be no access to
commercial uses within the CPUD from 4th St. NE.
h.Should the The westernmost 361 feet of the westerly portion of the PUD (a.k.a. north 180
feet of Tract 116, Golden Gate Estates Unit 22 subdivision), which is the single western
parcel immediately abutting 4th ST. NE, 43ewas acquired by the property owner of the
adjacent northern parcel (a.k.a. the south half of Tract 115, Golden Gate Estates Unit 22
subdivision) on or before August 31, 2021, that area and shall not be utilized for water
management purposes and no buffers will be required on the northern, western and
southern portions of that property. A 15 foot wide type 'B' landscape buffer will be
provided east of the acquired portion of the property adjacent to the western end of the
proposed water management area as shown on the Master Plan. In the event the
property is not acquired by the property owner of the adjacent northern parcel(a.k.a.the
south half of Tract 115, Golden Gate Estat-es--L1444-2-2-641N4van--)--e-11-0-r--laefe-re-Atigust--347
2021, then that area may be utilized for water management purposes and buffers shall
Owner will install chain link fencing around the lake as required by the LDC or Code of
Laws and Ordinances at time of Site Development Plan approval.
Words underlined are additions; words struck-through are deletions
BCHD 1 PUDA, PL20220003428 Last Revised 6/14/2023 Page 10 of 10
Page 4532 of 4908
0 tilt sit
FLORIDA DEPARTMENT Of STATE
RON DESANTIS CORD BYRD
Governor Secretary of State
June 20, 2023
Crystal K. Kinzel, Clerk of Court
Office of the Clerk of the Circuit Court
Comptroller of Collier County
3329 Tamiami Trail E, Suite #401
Naples, FL 34112
Dear Ms. Kinzel,
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 2023-29, which was filed in this office on June 19, 2023.
If you have any questions or need further assistance, please contact me at (850) 245-6271 or
Anya.Owens@DOS.MyFlorida.com.
Sincerely,
Anya C. Owens
Administrative Code and Register Director
ACO/wlh
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270
Page 4533 of 4908
SIGN POSTING INSTRUCTIONS
(CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT)
A zoning sign(s) must be posted by the petitioner or the petitioner’s agent on the parcel for a minimum of fifteen (15) calendar
days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner’s agent through
the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not
be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative
Code, Chapter 8 E.
1. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or
easement.
2. The sign(s) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened
securely to a post, or other structure. The sign may not be affixed to a tree or other foliage.
3. The petitioner or the petitioner’s agent must maintain the sign(s) in place, and readable condition until the requested action
has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the
petitioner’s agent must replace the sign(s
- - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - -
AFFIDAVIT OF POSTING NOTICE
STATE OF FLORIDA
COUNTY OF COLLIER
BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED
WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE
COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER
:
SIGNATURE OF APPLICANT OR AGENT STREET OR P.O. BOX
NAME (TYPED OR PRINTED) CITY, STATE ZIP
#
STATE OF FLORIDA
COUNTY OF COLLIER
The foregoing instrument was sworn to and subscribed before me this day of , 20 , by
, personally known to me or who produced as identification
and who did/did not take an oath.
Signature of Notary Public
Printed Name of Notary Public
My Commission Expires:
(Stamp with serial number)
Rev. 3/4/2015
NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE
RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE
ASSIGNED PLANNER.
Page 4534 of 4908
Immokalee Road-Estates Commercial Subdistrict, PL20230018187
BCHD I PUDA, PL20230017803
Collier County Planning Commission and Board of County Commissioners
Public Hearing Sign Posting – July 25, 2024
Page 4535 of 4908
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners
(BCC) at 9:00 A.M. on September 24, 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 NO. 89-05, AS AMENDED, THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED
AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE RURAL
GOLDEN GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER
PLAN ELEMENT TO REVISE THE IMMOKALEE ROAD – ESTATES COMMERCIAL
SUBDISTRICT TO INCREASE THE MAXIMUM COMMERCIAL GROSS FLOOR AREA
FROM 100,000 TO 130,000 SQUARE FEET WITH NO CHANGE TO THE INDOOR SELF-
STORAGE FLOOR AREA AND TO ADD INDOOR GOLF CART RETAIL SALES AS A
PERMITTED USE; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE
ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE;
PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE.
THE SUBJECT PROPERTY CONSISTING OF 21.82± ACRES IS LOCATED
APPROXIMATELY ONE-HALF MILE NORTH OF RANDALL BOULEVARD ON THE
WEST SIDE OF IMMOKALEE ROAD, IN SECTION 22, TOWNSHIP 48 SOUTH, RANGE
27 EAST, COLLIER COUNTY, FLORIDA. [PL20230018187]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2021-20, AS AMENDED, THE
BCHD I COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD), BY INCREASING
THE MAXIMUM COMMERCIAL GROSS FLOOR AREA FROM 100,000 TO 130,000
SQUARE FEET WITH NO CHANGE TO THE INDOOR SELF-STORAGE FLOOR AREA
AND ADDING INDOOR GOLF CART RETAIL SALES AS A PERMITTED USE. THE
PROPERTY IS LOCATED APPROXIMATELY ONE-HALF MILE NORTH OF
RANDALL BOULEVARD ON THE WEST SIDE OF IMMOKALEE ROAD, IN SECTION
22, TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA
CONSISTING OF 21.82± ACRES. [PL20230017803]
(See Map Below)
A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
Page 4536 of 4908
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials intended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the
public hearing. All materials used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public
comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely
should register through the link provided within the specific event/meeting entry on the Calendar of Events on the
County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted on the
County website. Registration should be done in advance of the public meeting, or any deadline specified within the
public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how
they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s risk.
The County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey
Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony
and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management
Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days
prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County
Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
CHRIS HALL, CHAIRMAN
CRYSTAL K. KINZEL, CLERK
By: Yani Fernandez, Deputy Clerk
(SEAL)
Page 4537 of 4908
GroveDRValencia
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Page 4539 of 4908