Agenda 09/24/2024 Item #17D (Ordinance to adopt and transmit petition PL20230018187 to the Florida Department of Commerce and other statutorily required agencies)9/24/2024
Item # 17.D.
ID#: 2024-782
Executive Summary
Recommendation to approve 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) (Companion to item 17C
(PL200230017803))
OBJECTIVE: To have the Board of County Commissioners (Board) approve (adopt) the proposed small-scale
amendment to the Growth Management Plan (GMP) and approve said amendment for transmittal to the Florida
Department of Commerce.
CONSIDERATIONS: The petition seeks to amend the Rural Golden Gate Estates Sub-Element of the Golden Gate
Area Master Plan (GGAMP), specifically to expand the existing Immokalee Road-Estates Commercial Subdistrict by
±2.69 acres (from ±19.13 acres to ±21.82 acres), by adding the parcel that fronts on Immokalee Road immediately to the
north of the site, and to update the allowed commercial intensity to treat gross commercial floor area separate from the
indoor self-storage floor area, decreasing the commercial area from 200,000 square feet to 100,000 square feet of
commercial area and adding 130,000 square feet of indoor self-storage area. The result is a request to increase the
commercial area by 30,000 square feet. The existing Immokalee Road - Estates Commercial Subdistrict (established by
Ordinance 2021-19) comprises ±19.13 acres and is located between 4th Street NE and Immokalee Road, immediately
west of Orange Tree Boulevard. The subject property lies within the Rural Estates Planning Community, in Section 22,
Township 48 South, Range 27 East.
Per Chapter 163.3187, Part II, Florida Statutes, limitations are in place for this type of small-scale amendment, as
identified below, followed by staff comments [italicized in brackets].
Process for adoption of the small-scale comprehensive plan amendment.
(1) A small-scale development amendment may be adopted under the following conditions:
a) The proposed amendment involves a use of 50 acres or fewer. [The amendment pertains to a property
consisting of ±2.69 acres, and the addition brings the existing subdistrict to a total of ±21.82 acres.]
b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local
government’s comprehensive plan but only proposes a land use change to the future land use map for a site-
specific small-scale development activity. However, text changes that relate directly to and are adopted
simultaneously with the small-scale future land use map amendment shall be permissible under this section.
[This is a site-specific text and map amendment.]
c) The property that is the subject of the proposed amendment is not located within an area of critical state
concern unless the project subject to the proposed amendment involves the construction of affordable housing
units meeting the criteria of § 420.0004 (3) and is located within an area of critical state concern designated
by § 380.0552 or by the Administration Commission pursuant to § 380.05 (1). [The subject property is not
within an Area of Critical State Concern.]
d) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the
plan pursuant to § 163.3177. [The amendment preserves the internal consistency between and among GMP
elements.]
FINDINGS AND CONCLUSIONS: Based on a review of this petition, including the supporting data and analysis,
staff made the following findings and conclusions. Additional information and analysis are provided in the Staff Report
to the CCPC.
• The Immokalee Road—Estates Commercial Subdistrict petition proposes a small-scale Growth
Management Plan amendment to expand the subdistrict by ±2.69 acres and update the allowable
commercial intensity to treat gross commercial floor area separately from the indoor self-storage floor
area. The result is an increase in the commercial area by 30,000 square feet.
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• There are no adverse environmental impacts as a result of this petition.
• No historical or archaeological sites are affected by this amendment.
• There are no transportation or public utility-related concerns as a result of this petition.
• There are no concerns about impacts on other public infrastructure.
• The expansion of the subdistrict has no impact on previously approved uses or commercial intensity of
the site.
FISCAL IMPACT: The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset
the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the
Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service
(LOS) for public facilities. Other fees collected prior to the issuance of a building permit include building permit review
fees. Please note that impact fees and taxes collected were not included in the criteria used by staff and the CCPC to
analyze this petition.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its transmittal to the
Florida Department of Commerce will commence the Department’s (30) thirty-day challenge period for any affected
person. Provided the small-scale amendment is not challenged, it becomes effective (31) thirty-one days after Board
adoption.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: To approve and
adopt petition PL20230018187 Immokalee Road - Estates Commercial Subdistrict GMPA to the Board of County
Commissioners and transmit to the Florida Department of Commerce and other statutorily required agencies.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition
at its August 15, 2024, meeting. There were no speakers in opposition to the project. The Planning Commission voted
5/0 to forward the petition to the Board with a recommendation to approve it for transmittal to the Florida Department of
Commerce and other statutorily required agencies.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by and subject to the
procedures established in Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County
Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “…plan
amendments shall be based on relevant and appropriate data and an analysis by the local government that may include
but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of
the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated
by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” §
163.3177(1)(f), F.S. In addition, § 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall be based on
surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming
uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in § 330.35 and consistent with §
333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and diversify
the community’s economy.
This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an
Adoption hearing of the GMP amendment. (HFAC)
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RECOMMENDATIONS: To adopt and transmit petition PL20230018187 to the Florida Department of Commerce and
other statutorily required agencies.
PREPARED BY: Stephenne Barter, Planner II, Zoning Division, GMCD
ATTACHMENTS:
1. Staff Report - Immokalee Rd Estates Commercial Subdistrict 8-15-24
2. Attachment A - Ordinance 061024
3. Attachment B - NIM Documents
4. Attachment C - CCPC Backup Material Packet
5. Attachment D - Sign Posting
6. SSA Credits Approved 2024
7. legal ads - agenda IDs 29754 & 29684 (24-782 & 24-780)
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING
SECTION
HEARING DATE: AUGUST 15, 2024
SUBJECT: PL20220018187 GROWTH MANAGEMENT PLAN AMENDMENT GMPA;
IMMOKALEE ROAD – ESTATES COMMERCIAL SUBDISTRICT
ADOPTION HEARING
COMPANION TO: PL20230017803 BCHD I COMMERCIAL PLANNED UNIT
DEVELOPMENT CPUD
ELEMENTS: RURAL GOLDEN GATE ESTATES SUB-ELEMENT OF THE GOLDEN
GATE AREA MASTER PLAN
AGENT/APPLICANT:
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
Owner: BCHD Partners I, LLC
2600 Golden Gate Parkway
Naples, FL 34105
GEOGRAPHIC LOCATION:
The existing Immokalee Road Estates Commercial Subdistrict comprises ±21.82 acres. It is located between
4th Street NE and Immokalee Road, immediately west of Orange Tree Boulevard. The subject property lies
within the Rural Estates Planning Community, Section 22, Township 48 South, Range 27 East.
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REQUESTED ACTION:
The applicant proposes a small-scale Comprehensive Plan Amendment to the Rural Golden Gate Estates
Sub-Element of the Golden Gate Area Master Plan (GGAMP).
PURPOSE/DESCRIPTION OF PROJECT:
To revise the Immokalee Road Estates Commercial Subdistrict to increase the allowable commercial floor
area from 100,000 square feet to 130,000 square feet and to add the retail sale of golf carts as an allowable
use (no change to mini storage). This use is identified as SIC 5599, Automotive Dealers, Not Elsewhere
Classified. There are no proposed changes to the Subdistrict boundary. The sale of golf carts will be limited
to indoors only.
A companion petition, PL20230017803 CPUD Amendment, is proposed to reflect changes to the BCHD
PUD ordinance document.
Amendments Description
Proposed Growth Management Plan Amendment
(GMPA).
• To increase the allowed 100,000 square feet of
commercial floor area to 130,000.
• To add golf cart retail sales (in-door only).
Subdistrict amended in 2023 via Ordinance 2023-
30.
• Added 2.69-acre parcel.
• Reduced the maximum commercial floor area
from 200,000 square feet to 100,000 square feet
and added a maximum of 130,000 square feet of
indoor self-storage floor area.
The Immokalee Road Estates Commercial
Subdistrict was added in 2021 via Ordinance 2021-
19.
• 19.13-acres
• Maximum 200,000 square feet of 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.
EXISTING CONDITIONS:
Subject Property:
The Immokalee Road Estates Commercial Subdistrict is an existing ±21.82-acre subdistrict within the Rural
Sub-Element of the Golden Gate Area Master plan and is platted and is currently being developed with
commercial uses.
Surrounding Lands:
North: The Future Land Use designation for these land areas to the north is the Residential Estates
Subdistrict. Immediately north of the subject property is zoned Estates (E) district. The frontage of
properties north along Immokalee Road is undeveloped.
East: The Future Land Use Designation is Rural Settlement Area District. Immediately east of the subject
property, across Immokalee Road, is zoned Orange Tree MPUD. The Land Use is single-family residential
and an undeveloped commercial tract.
South: The Future Land Use Designation is Immokalee Road/4th Street NE Subdistrict. Immediately south
of the subject property, the land is zoned Randall Curve Mixed-Use Planned Unit Development (MPUD).
The land use is undeveloped and currently under construction (a maximum of 400 residential dwelling units
and 150,000 square feet of commercial area).
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West: The Future Land Use Designation is Residential Estates Subdistrict. Immediately west of the subject
property, across 4th Street NE (a 2-lane undivided roadway), properties are zoned Estates (E) district and
developed residentially.
In summary, the surrounding area's existing land uses are primarily residential, with a large-scale mixed-
use development under construction within the Randall Curve MPUD.
BACKGROUND AND ANALYSIS:
The Immokalee Road Estates Commercial Subdistrict and companion BCHD I CPUD were established by
Ordinance 2021-19 and 2021-20, respectively. The purpose of the subdistrict is to provide a variety of
commercial uses (100,000 square feet of commercial uses and 130,000 square feet of mini-storage),
including all permitted and conditional uses of the C-1 through C-3 zoning districts, carwashes, medical
and dental laboratories, nursing, and professional care facilities, and air-conditioned mini- and self-storage.
This subdistrict was amended in 2023 by Ordinance 2023-30 to add 2.69 acres with a parcel directly north
of the existing property. The applicant updated the permitted commercial intensity by separating indoor
self-storage's maximum allowed floor area from other commercial uses. Specifically, the GMPA reduced
the maximum commercial floor area from 200,000 square feet to 100,000 square feet and added 30,000
square feet for a maximum of 130,000 square feet of indoor self-storage floor area.
This proposed amendment will increase the allowable commercial floor area from 100,000 square feet to
130,000 square feet and add golf cart sales as an allowable use.
Therefore, this amendment's net effect is adding one land use and 30,000 square feet of commercial uses.
The petitioner satisfies the Needs Analysis requirement based on the previous research provided for the
subdistrict’s original approval of 200,000 square feet of commercial gross area. The report addresses the
minimum amount of [commercial] land needed to accommodate anticipated growth based on the area's
projected permanent and seasonal population. This is accomplished through the analysis of the subject
property and the surrounding area that includes inventorying the supply of existing commercially -
developed and potential commercially-developable land, determining population growth, estimating the
amount of commercial development that the population will demand, and determining whether the Rural
Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan (GGAMP) allocates a sufficient
amount of commercial land to accommodate growth.
Compatibility:
The specific compatibility review is deferred to Zoning Services Section staff as part of the detailed review
of the companion PUD rezone petition, where specific compatibility measures are appropriately considered.
CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163,
F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based
upon relevant and appropriate data and an analysis by the local government that may include, but not
be limited to, surveys, studies, community goals and vision, and other data available at the time of
adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an
appropriate way and to the extent necessary, as indicated by the data available on that particular subject
at the time of adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed
a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys,
data, and supporting documents for proposed plans and plan amendments shall be made available
for public inspection, and copies of such plans shall be made available to the public upon payment
of reasonable charges for reproduction. Support data or summaries are not subject to the compliance
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review process, but the comprehensive plan must be clearly based on appropriate data. Support data
or summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a methodology
utilized in data collection or whether a particular methodology is professionally accepted may be
evaluated. However, the evaluation may not include whether one accepted methodology is better
than another. Original data collection by local governments is not required. However, local
governments may use original data so long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and Demographic
Research or generated by the local government based upon a professionall y acceptable
methodology. The plan must be based on at least the minimum amount of land required to
accommodate the medium projections as published by the Office of Economic and Demographic
Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including
related rules of the Administration Commission. Absent physical limitations on population growth,
population projections for each municipality and the unincorporated area within a county must, at
a minimum, be reflective of each area’s proportional share of the total county population and the
total county population growth.
Section 163.3177(6)(a)2. Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and data
regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen
and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8. Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and extent of
the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation,
education, public facilities, and other categories of the public and private uses of land. The approximate
acreage and the general range of density or intensity of use shall be provided for the gross land area
included in each existing land use category. The element shall establish the long-term end toward which
land use programs and activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources
on site.
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c. An analysis of the minimum amount of land needed to achieve the goals and requirements of
this section.
The petitioner must provide appropriate and relevant data and analysis to address the statutory requirements
for a Plan Amendment. For this petition, the applicant provided a narrative justification, “Project Narrative,
Criteria, and Consistency.” Staff agrees with the statement provided for the justification for the proposed
allowable golf cart sales use and the additional 30,000 square feet of commercial use.
Section 163.3187 Florida Statutes:
Process for adoption of small-scale comprehensive plan amendment. [in order to qualify as a small-scale
amendment]
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises a total
of ±21.82 acres.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of
the local government’s comprehensive plan but only proposes a land use change to the future land
use map for a site-specific small-scale development activity. However, text changes that relate
directly to and are adopted simultaneously with the small-scale future land use map amendment
shall be permissible under this section. [This amendment includes a text change to the
Comprehensive Plan, which is directly related to the proposed future land use map amendment.]
(c) The property that is the subject of the proposed amendment is not located within an area of critical
state concern unless the project subject to the proposed amendment involves the construction of
affordable housing units meeting the criteria of s. 420.0004(3) and is located within an area of
critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to
s. 380.05(1). [The subject property is not located within an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency
of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which
were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to
be amendments. [This amendment preserves the internal consistency of the plan and is not a
correction, update, or modification of current costs that were set out as part of the comprehensive
plan.]
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
The applicant conducted a NIM on May 22, 2024, at the UF/IFAS Extension located at 14700 Immokalee
Road in Naples. The meeting commenced at approximately 5:30 p.m., and approximately six people were
in attendance. Christopher Scott, AICP, the agent, gave a brief presentation explaining the request for the
proposed rezone and the companion small-scale Growth Management Plan amendment.
Members of the public in attendance raised the following comments/questions: suggestions to update
buffering, placing trees at 15 feet as opposed to 30 feet on Fourth Street NE, questions about the self-storage
facility (SDP approved, not developed) and other future commercial development within the PUD, and
general comments about the traffic in the Immokalee/Randall area. The NIM summary, PowerPoint
presentation, and sign-in sheet are included in the CCPC backup materials.
ENVIRONMENTAL FINDINGS:
Environmental review staff has found this project consistent with the Conservation & Coastal Management
Element (CCME). The project site consists of approximately ±21.82 acres of native vegetation, and a
minimum of 3.27 acres (15%) of native vegetation is required to be preserved.
This project does not require an Environmental Advisory Council (EAC) review, as this project did not
meet the EAC scope of land development project reviews identified in Section 2-1193 of the Collier County
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Codes of Laws and Ordinances. There are no changes to environmental conditions/regulations.
Environmental Services staff recommends approval of the proposed petition.
HISTORIC/ARCHAEOLOGICAL IMPACT:
Staff analysis indicates that this location is outside an area of historical and archaeological probability, as
referenced on the official Collier County Probability Map. Therefore, no Historical/Archaeological Survey
and Assessment is required.
TRANSPORTATION:
This amendment will not increase the trip cap previously established for the site.
PUBLIC FACILITIES IMPACT:
No issues or concerns are identified regarding impacts on potable water, wastewater management, solid
waste, drainage, park and recreational facilities, schools, or EMS and fire control services.
FINDINGS AND CONCLUSIONS:
• The Immokalee Road Estates Commercial Subdistrict petition proposes a small-scale Growth
Management Plan amendment to update the allowable commercial floor area from 100,000 square
feet to 130,000 square feet and to add the retail sale of golf carts as an allowable use.
• There are no adverse environmental impacts as a result of this petition.
• No historical or archaeological sites are affected by this amendment.
• There are no public utility-related concerns as a result of this petition.
• There are no concerns about impacts on other public infrastructure.
LEGAL REVIEW:
The County Attorney’s office reviewed the staff report on July 16, 2024.
STAFF RECOMMENDATION:
Staff recommends the Collier County Planning Commission forward petition PL20220018187 Immokalee
Road Estates Commercial Subdistrict GMPA to the Board of County Commissioners with a
recommendation to approve, adopt, and transmit to the Florida Department of Commerce and other
statutorily required agencies.
NOTE: This petition has been tentatively scheduled for the September 24, 2024, BCC meeting
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[24-CMP-01220/1871578/1]42 1 of 3
Immokalee Road-Estates Commercial Subdistrict
PL20230018187
6-10-24
ORDINANCE NO. 2024-___
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]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act, was
required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, BCHD Partners I, LLC, requested an amendment to the Rural Golden Gate
Estates Sub-element of the Golden Gate Area Master Plan Element to revise the Immokalee Road-
Estates Commercial Subdistrict; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small-Scale Amendment; and
WHEREAS, the Subdistrict property is not located in an area of critical state concern or a
rural area of opportunity; and
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WHEREAS, the Collier County Planning Commission (CCPC) on ____________
considered the proposed amendment to the Growth Management Plan and recommended approval
of said amendment to the Board of County Commissioners; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the proposed adoption of the
amendment to the Rural Golden Gate Estates Sub-element of the Golden Gate Area Master Plan
Element of the Growth Management Plan on _____________; and
WHEREAS, all applicable substantive and procedural requirements of law have been met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small-scale amendment to the
Rural Golden Gate Estates Sub-element of the Golden Gate Area Master Plan Element, in
accordance with Section 163.3184, Florida Statutes. The text and map amendment are attached
hereto as Exhibit “A” and incorporated herein by reference.
SECTION TWO: TRANSMITTAL TO THE FLORIDA DEPARTMENT OF
COMMERCE
The Board of County Commissioners directs transmittal of the adopted amendment to the
Florida Department of Commerce.
SECTION THREE: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION FOUR: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged, shall
be 31 days after Board approval. If timely challenged, this amendment shall become effective on
the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued before it has become effective.
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Immokalee Road-Estates Commercial Subdistrict
PL20230018187
6-10-24
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this _______ day of _____________, 2024.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By:________________________ By: ________________________________
Deputy Clerk Chris Hall, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko,
Managing Assistant County Attorney
Attachment: Exhibit A – Proposed Text Amendment
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June 10, 2024 PL20220018187
Page 1 of 2
Words underlined are added; words struck through are deletions
EXHIBIT A
GOLDEN GATE AREA MASTER PLAN
RURAL GOLDEN GATE ESTATES SUB-ELEMENT
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
1. ESTATES DESIGNATION
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
B. Estates – Commercial District
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
3. IMMOKALEE ROAD-ESTATES COMMERCIAL SUBDISTRICT [Page 22]
This Subdistrict is approximately ± 21.82 acres in size and is located on the west side of
Immokalee Road, north of Randall Boulevard and south of Oil Well Road, as depicted on
the Immokalee Road – Estates Commercial Subdistrict Map. The purpose of this
Subdistrict is to provide a variety of commercial land uses. Development within the
Subdistrict shall be subject to the following:
a. All development within this Subdistrict shall be rezoned to a Planned Unit
Development (PUD).
b. The rezone Ordinance must include standards for a common architectural
theme as well as development standards and buffers to insure compatibility
with surrounding properties.
c. Allowable uses shall be limited to those:
1. Uses permitted by right and by conditional use in the C-3, Commercial
Intermediate zoning district, as listed in the Collier County Land
Development Code, Ordinance No. 04-41.
2. Motor freight transportation and warehousing (SIC 4225, air-conditioned
mini- and self-storage warehousing only);
3. Carwashes provided that carwashes abutting residential zoning districts
shall be subject to section 5.05.11 of this code, SIC 7542;
4. Medical and dental laboratories, SIC 8071, 8072;
5. Nursing and professional care facilities, SIC 8051, 8052, 8059.
The rezone Ordinance shall limit these uses further to insure compatibility with
surrounding properties.
6. Golf carts retail sales (indoor only).
d. Development is limited to a maximum intensity of 100,000 130,000 square
feet of gross floor area and 130,000 square feet of indoor self-storage floor
Page 4553 of 4908
June 10, 2024 PL20220018187
Page 2 of 2
Words underlined are added; words struck through are deletions
area.
e. The westerly portion of this subdistrict (a.k.a. north 180 ft. of Tract 116, GGE
Unit 22), which is the single western parcel immediately abutting 4th Street
NE (the “Western Parcel”), shall be utilized for native preservation, stormwater
management or buffer areas only. It shall not be utilized for any type of access
from 4th St. NE to/from the commercial uses within the CPUD; however, the
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.
f. Interconnection shall be provided with properties fronting Immokalee Road
located immediately to the north and south.
Page 4554 of 4908
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 4555 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.
Page 4556 of 4908
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.
Page 4558 of 4908
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
Page 4559 of 4908
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?
Page 4560 of 4908
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 4561 of 4908
Page 4562 of 4908
Page 4563 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 4564 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 4565 of 4908
Page 4566 of 4908
Immokalee Road –Estates
Commercial Subdistrict GMPA
and BCHD I PUDR
PL20230017803 and PL20230018187
NEIGHBORHOOD INFORMATION MEETING
MAY 22, 2024
Page 4567 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 4568 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 4569 of 4908
LOCATION MAP
Page 4570 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 4571 of 4908
MASTER CONCEPT PLAN
Page 4572 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 4573 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 4574 of 4908
QUESTIONS
Page 4575 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
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ALLISON, JASON E & KIMBERLY L 2892 ORANGE GROVE TRL NAPLES, FL 34120---0 VALENCIA LAKES PHASE 2A BLK D LOT 25 78698004725 U
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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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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 4576 of 4908
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WILLIAMS, LEROY 3486 OCEAN BLUFF CT NAPLES, FL 34120---0 WATERWAYS OF NAPLES UNIT FOUR LOT 151 81216004686 U
WILLIAMS, MILDRED & PETER C 2869 INLET COVE LN W NAPLES, FL 34120---7569 VALENCIA LAKES PHASE 7-A LOT 10 78698109785 U
WILLIAMS, RYAN & CHRISTINA 3310 VALENCIA DRIVE NAPLES, FL 34120---0 ORANGE TREE UNIT THREE CITRUS GREENS SECTION, PH 1-A LOT 1 64700629507 U
WILLIAMS, STEPHANIE LYNN 881 GRAND RAPIDS BLVD NAPLES, FL 34120---0 WATERWAYS OF NAPLES UNIT THREE LOT 94 81216002442 U
WILLIAMS, TERRY HOWARD CINTHIA LOUISE WILLIAMS 3188 2ND ST NW NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 22 TR 16 N 37691040002 U
WILSON, KENNETH S 136 35TH AVE NE NAPLES, FL 34120---1347 GOLDEN GATE EST UNIT 36 W 75FT OF E 150FT OF TR 35 38502000004 U
WILSON, ROBERT C & MARY C 26 TWINBROOK CT RAMSEY, NJ 07446---0 VALENCIA LAKES PHASE 3A BLK E LOT 6 78698101644 U
WILSON, ROBERT J 934 SUMMERFIELD DR NAPLES, FL 34120---1415 ORANGE TREE UNIT FOUR,CITRUS GREENS SECTION, PH 2-A LOT 18 OR 1528 PG 948 64701125369 U
WINDSOR, JOHN R & DEBRA A 231 37TH AVE NE NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 36 W 75FT OF E 150FT OF TR 54 38503960004 U
WINDSOR, MARK DAVID LINDA MURRAY WINDSOR 3307 POTOMAC CT NAPLES, FL 34120---4475 WATERWAYS OF NAPLES UNIT SIX LOT 288 81216012940 U
WITTROCK, NATE LYNDSEY S BLACK 2804 AMBERWOOD LN NAPLES, FL 34120---0 VALENCIA LAKES PHASE 3A BLK A LOT 13 78698100328 U
WOHLBERG, CHRISTOPHER JON MARITZA WOHLBERG 2482 8TH ST NE NAPLES, FL 34120---0 GOLDEN GATE EST UNIT 24 N 165FT OF TR 16 37801320101 U
WOLFE, DAVID E & CYNTHIA 50 25TH AVE NE NAPLES, FL 34120---1387 GOLDEN GATE EST UNIT 22 W 1/2 OF TR 61 37694600009 U
WOMELSDORF, EDGAR G JUDITH M WOMELSDORF 3214 BROOKEVIEW CT NAPLES, FL 34120---4470 WATERWAYS OF NAPLES UNIT FIVE LOT 344 81216009306 U
WOODROW, JAMES DANIEL KIM RENEE WOODROW 1788 HAGEN CT NAPLES, FL 34120---0 VALENCIA GOLF AND COUNTRY CLUB PH 2B LOT 40 78695814280 U
WOODRUFF, STEVEN K & JULIE A 3451 ALLEGHENY CT NAPLES, FL 34120---0 WATERWAYS OF NAPLES UNIT FOUR LOT 137 81216004408 U
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
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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
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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
February 9, 2024
Collier County Growth Management Department
Planning & Zoning
2800 North Horseshoe Drive
Naples, FL 34104
RE: Immokalee Road Estates Commercial Subdistrict
GMP Amendment PL20230018187
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. Email from County on Submittal Items
5. GMPA Application
6. Affidavit of Authorization
7. Property Ownership Disclosure Forms
8. List and Map of Property Owners
9. Boundary Survey and Legal Description
10. Proposed Subdistrict Text
11. Project Narrative, Criteria and Consistency
12. Traffic Impact Statement
13. Rural Golden Gate Estates FLUM
14. Location Map
15. Aerial Map
16. Existing Zoning and Land Use Map
17. Existing Future Land Use Map
18. Public Facilities Map
19. FIRM Map
20. Wellfield Map
21. Companion BCHD I PUDA (PL20230017)
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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Addressing Checklist (Rev /2022)Page 1 of 1
Operations & Regulatory Management Division --
www.colliercountyfl.gov
ADDRESSING CHECKLIST
Please complete the following and upload via the CityView Portal with your submittal. Items 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####]
See Attached
Winchester
Immokalee Road, Orangetree Boulevard and Winchester Trail
Immokalee road - Estates Commercial Subdistrict; BCHD I PUD (commonly known as Winchester)
PL202200003426 and PL20220003428
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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
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 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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Page 1 of
Division 2800 North Horseshoe Drive Naples, FL 34104 239-252-2400
www.colliercountyfl.gov/
NaNammee ofof PrPropopeerrtyty OOwwnneerr(s)(s):: ____________________________________________________________________________________________________________
NaNammee ofof AApppplliicantcant iiff ddiiffffeerreenntt ththaann oowwnneerr:: ____________________________________________________________________________________
AAddddrreess:ss: ___________________________________________________C_Ciity:ty: __________________________ SState:tate: ______________ ZZIIP:P: ____________________
TTeelleepphhononee:: ________________________________________ CelCelll:: ________________________________________ FFaax:x: ______________________________________
EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________
NaNammee ofof AAggeennt:t: ________________________________________________________________________________________________________________________________
FiFirrmm:: __________________________________________________________________________________________________________________________________________________
AdAdddrreess:ss: ___________________________________________C_Ciity:ty: ______________________________ StaState:te: __________________ ZZIIP: P: ____________________
TTeelleepphhononee:: __________________________________________ CellCell:: _________________________________________ _ Fax: Fax: __________________________________
EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________
____________________________________________________
Address: __________________________City: _____________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: ___________________
E-Mail Address: ________________________________________________________________
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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
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 1 of 3
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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:
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 2 of 3
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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
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 3 of 3
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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
IMMOKALEE ROAD ESTATES COMMERCIAL SUBDISTRICT
LIST AND MAP OF PROPERTY OWNERS
PARCEL ID OWNER NAME LEGAL DESCRIPTION
1 37698580002 BCHD Partners I, LLC
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 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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Immokalee Road Estates Commercial Subdistrict Page | 1
GMPA PL20230018187
Revised: April 16, 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
IMMOKALEE ROAD ESTATES COMMERCIAL SUBDISTRICT
SMALL-SCALE GMPA (PL20230018187)
PROJECT NARRATIVE, CRITERIA AND CONSISTENCY
Project Information
The Immokalee Road Estates Commercial Subdistrict was originally approved by Ordinance 2021-019 on
19.13-acres 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. A companion zoning amendment rezoned
the property from Estates to the BCHD I Commercial Planned Unit Development (CPUD) by Ordinance
2021-020. 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 Subdistrict was amended by Ordinance 2023-30 to incorporate an additional 2.69-acre property along
Immokalee Road, north of the existing boundaries. The GMPA also updated the permitted commercial
intensity by separating the maximum allowed floor area of indoor self-storage from other commercial
uses; specifically, the GMPA reduced the maximum commercial floor area from 200,000 sf to 100,000 sf
and added a maximum of 130,000 sf of indoor self-storage floor area. A companion PUDA was approved
by Ordinance 2023-29.
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
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.
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).
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Immokalee Road Estates Commercial Subdistrict Page | 2
GMPA PL20230018187
Revised: April 16, 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
Details of Request
The purpose of this GMPA is 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.
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
the C-which would include car dealerships (SIC 5511), as well
as car washes, air-conditioned self-storage, medical and dental laboratories, and nursing and professional
care services.
As previously noted, the original Subdistrict was originally approved for up to 200,000 sf of commercial
floor area. The 2023 Amendment revised this to 100,000 sf of commercial floor area and 130,000 sf of
indoor self-storage floor area.
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.
A companion PUDA (PL20230017803) is being submitted to incorporate these changes into the Zoning
amendment.
CONSISTENCY WITH FLORIDA STATUTES AND THE GROWTH MANAGEMENT PLAN
FS Section 163.3177(6)(a)(2) Required and Optional Elements of a Comprehensive Plan
The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the
area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with
s. 333.02.
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GMPA PL20230018187
Revised: April 16, 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
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen and
j. The need to modify land uses and development patterns within antiquated subdivisions.
Response: The Subdistrict was previously found to be consistent with Florida Statues and supported by
data and analysis by Ordinances 2021-019 and 2023-30. The minor text changes to the Immokalee Road
Estates Commercial Subdistrict is to allow for additional commercial floor area and to add indoor retail sale
of golf carts as a permitted use. The increase in commercial floor area, from 100,000 sf to 130,000 sf, is
limited to a trip cap established in the companion PUD zoning designation and allows greater development
flexibility should indoor self-storage uses not be constructed.
The property is located adjacent to six-lane arterial roadway and has available water and sewer service
and is proximate to public facilities and services. There are no adjacent or proximate military installations
or airports.
FS Section 163.3177 (8) Future Land Use Map Amendments
8. Future Land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services
b. An analysis of the suitability of the plan amendment for its proposed use considering the character
of the undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.
Response: The proposed GMPA does not revise the existing Subdistrict boundaries or any other changes to
the Future Land Use Map.
FS Section 163.3187(1) Process for Adoption of Small-Scale Comprehensive Plan Amendment
1. A small-scale development amendment may be adopted under the following conditions:
a. The proposed amendment involves a use of 50 acres or fewer and:
b. The proposed amendment does not involve a text change to the goals, policies, and objectives of
use change to the future land
use map for a site-specific small scale development activity. However, text changes that relate
directly to, and are adopted simultaneously with, the small-scale future land use map amendment
shall be permissible under this section.
c. The property that is the subject of the proposed amendment is not located within an area of critical
state concern, unless the project subject to the proposed amendment involves the construction of
affordable housing units meeting the criteria of S. 420.0004(3), and is located within an area of
critical state concern designated by S. 380.0552 or by the Administration Commission pursuant to
S. 380.05(1).
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Immokalee Road Estates Commercial Subdistrict Page | 4
GMPA PL20230018187
Revised: April 16, 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
Response: The Subdistrict totals 21.82-acres. The amendment does not involve text amendment to the
goals, policies and objectives of the Collier County Growth Management Plan and is located outside of the
Area of Critical State Concern.
GMP Future Land Use Element:
OBJECTIVE 5: Implement land use policies that promote sound planning, protect environmentally
sensitive lands and habitat for listed species while protecting private property rights, ensure compatibility
of land uses and further the implementation of the Future Land Use Element.
Response: The proposed GMPA is limited in scope and does not change the existing areas designated as
preservation nor does it result changes to areas available for development. The increase in commercial
floor area does not result in a corresponding increase in vehicular trips and is only intended as an option
should the Subdistrict not include any indoor self-storage floor area.
Policy 5.5: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by: confining urban intensity development to areas designated as Urban on the Future Land Use
Map; requiring that any additions to the Urban Designated Areas be contiguous to an existing Urban Area
boundary; and, encouraging the use of creative land use planning techniques and innovative approaches
ct
environmentally sensitive areas, maintain the economic viability of agriculture and other predominantly
rural land uses, and provide for cost efficient delivery of public facilities and services.
Response: The proposed GMPA does not include changes to the existing Commercial Subdistrict
boundaries.
Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land
uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective
October 18, 2004, as amended).
Response: The Subdistrict and associated PUD is designed to be compatible with adjacent properties.
The GMPA does not result in changes to development boundaries. 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. The GMPA proposes to add the retail sale of golf carts. This
use will be limited to indoor only sales to ensure compatibility with surrounding area.
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
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GMPA PL20230018187
Revised: April 16, 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
Settlement District (formerly known as North Golden Gate), and the Rural Fringe Mixed Use District,
before servicing new areas.
Response: The existing Immokalee Road Estates Commercial Subdistrict is located at a signalized
intersection on Immokalee Road in an area with public facilities. This GMPA does not expand or modify
the existing district designations.
Policy 7.1: The County shall encourage developers and property owners to connect their properties to
fronting collector and arterial roads, except where no such connection can be made without violating
intersection spacing requirements of the Land Development Code.
Response: The Subdistrict and PUD provide 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.
Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals.
Response: The existing Subdistrict has direct access onto Immokalee Road at a signalized intersection
and the development has already received Subdivision approval, including layout of internal roads. The
proposed GMPA does not proposed changes to the internal road network.
Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of land use type.
Response: Vehicular and pedestrian interconnection is provided from the site to properties to the north
and the south. No changes are proposed as part of this GMPA.
Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend
of densities, common open spaces, civic facilities and a range of housing prices and types.
Response: The existing Subdistrict and companion BCHD I CPUD are an existing commercial infill project.
The development provides vehicular and pedestrian interconnections with the adjacent Randall Curve
MPUD to the south.
Transportation Element:
Policy 5.1: The County Commission shall review all rezone petitions, SRA designation applications, conditional
use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall
countywide density or intensity of permissible development, with consideration of their impact on the overall
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GMPA PL20230018187
Revised: April 16, 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
County transportation system, and shall not approve any petition or application that would directly access a
deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment
that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or
adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level
of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also
approved. A petition or application has significant impacts if the traffic impact statement reveals that any of
the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds
2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2%
of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where it is equal to or
exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part
on all roadways.
Response: The original approval of the Immokalee Road Estates Commercial Subdistrict and the
companion BCHD I CPUD limited commercial development to a maximum intensity of 200,000 square feet
of gross floor area and also allows for air-conditioned mini- and self-storage warehousing (SIC 4225).
Because self-storage facilities typically encompass larger floor areas while generating significantly fewer
vehicle trips, an application was submitted to both the GMPA and PUDA to clarify that self-storage uses
are to be treated separately from other commercial floor area. Those amendments initially proposed that
for every two (2) square feet of self-storage area approved, the available commercial area shall be reduced
by one (1) square foot. During the initial review, County staff requested removal of any conversion factor
and the GMPA and PUDA were 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. During the CCPC hearing, the PUD was further revised
to reduce the trip cap to match the new intensity standard. This resulted in a reduction in the trip cap from
681 PM Peak Hour Net Trips to 475 PM Peak Hour Net Trips. The proposed amendment increases the
commercial floor area from 100,000 sf to 130,000 sf and does not affect the trip cap established as part of
the companion PUD. The increase is necessary to allow greater development flexibility should self-storage
uses not be developed on site. The GMPA does not result in an increase in traffic that would result in impacts
to the roadway network.
Conservation and Coastal Management Element:
Objectives 6.1: Protect native vegetative communities through the application of minimum preservation
requirements.
Objective 6.2: Protect and conserve wetlands and the natural functions of wetlands pursuant to the
appropriate policies under Goal 6.
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Immokalee Road Estates Commercial Subdistrict Page | 7
GMPA PL20230018187
Revised: April 16, 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
Response: The development meets the minimum preservation requirements of the Land Development
Code. Per LDC Section 3.05.07 B.1., commercial projects greater than 5-acres are required to provide 15%
of the existing native vegetation as preserve area. The 21.82-acre project originally included 21.70-acres of
native vegetation and retains 3.26 acres of preserve. This GMPA does not propose changes to the
preservation areas.
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.)
Response: 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. The development preserves 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.
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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
PRINTED COPIES OF THIS DOCUMENT ARE NOT CONSIDERED
SIGNED AND SEALED AND THE SIGNATURE MUST BE VERIFIED
ON ANY ELECTRONIC COPIES.
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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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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 Use
Office 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
Total
Exiting
Trips Use
Office 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 Use
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 Use
Office 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
Total
Exiting
Trips Use
Office 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 Use
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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BCHD PARTNERS, LLC RURAL GOLDEN GATE ESTATES FLUM - EXHIBIT IV.D.1IMMOKALEE ROAD-ESTATES
COMMERCIAL SUBDISTRICT
0.5-MILE NORTH OF RANDALL BLVD,
WEST OF IMMOKALEE RD Date Saved: 9/6/2022
PROJECT:
NOTES:
EXHIBIT DESC:CLIENT:
LOCATION:Data obtained from Collier County
SUBJECT SITE:
IMMOKALEE ROAD-ESTATES
COMMERCIAL SUBDISTRICT
21.82-ACRES
P:\Active_Projects\P-BCHD-004\002_BCHD-1-PUDA_GMPA\Drawings-GIS\2022-09-06_GG_FLUM.mxd
2600 Golden Gate Parkway
Naples, FL 341005
Page 4703 of 4908
Immokalee RD4th ST NE2nd ST NEImmokalee RdWilson Blvd NWilson Blvd NPage 4704 of 4908
Immokalee RD4th ST NEPage 4705 of 4908
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Double Eagle TRL8th ST NE4th ST NEApproachBLVD2nd ST NWWilson BLVD N4th ST NW2nd ST NEPage 4707 of 4908
Immokalee RdWilson BlvdWilson BlvdEverglades BlvdDesoto BlvdCollier BlvdPage 4708 of 4908
Immokalee Road Estates Commercial Subdistrict Page | 1
GMPA PL20230018187
Revised: April 9, 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
IMMOKALEE ROAD ESTATES COMMERCIAL SUBDISTRICT GMPA
(PL20230018187)
PUBLIC FACILITIES LEVEL OF SERVICE (LOS) ANALYSIS
The Immokalee Road Estates Commercial Subdistrict was originally approved by Ordinance 2021-019 on
19.13-acres 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. A companion zoning amendment rezoned
the property from Estates to the BCHD I Commercial Planned Unit Development (CPUD) by Ordinance
2021-020. 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 Subdistrict was amended by Ordinance 2023-30 to incorporate an additional 2.69-acres and update
the permitted commercial intensity. Specifically, the GMPA reduced the maximum commercial floor area
from 200,000 sf to 100,000 sf and added a maximum of 130,000 sf of indoor self-storage floor area. A
companion PUDA was approved by Ordinance 2023-29.
The purpose of this GMPA is 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. The additional commercial floor area is necessary
to allow for suitable-sized commercial uses if self-storage uses are not developed within the Subdistrict.
There are no proposed changes to the Subdistrict boundary or any other proposed text changes.
The project, commonly known as Winchester, has received PPL approval and is currently under
construction. The project site will be developed with a mix of commercial uses. The maximum intensity
permitted in the development consists of 130,000 square feet of commercial floor area and/or 130,000
square feet of indoor self-storage facility, subject to a trip cap within the associated BCHD I CPUD zoning.
The proposed text amendment to the Subdistrict does not authorize residential development, nor
increase population within the County. Therefore, there are no significant increases on public facilities
because of this request.
The Capital Improvement Element of the Collier County Growth Management Plan establishes Levels of
Service for the following:
Page 4709 of 4908
Immokalee Road - Estates Commercial Subdistrict Page | 2
GMPA PL20230018187
Revised: April 9, 2023
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Arterial and Collector Roads
Surface Water Management Systems
Potable Water Systems
Sanitary Sewer Systems
Solid Waste Disposal Facilities
Parks and Recreation Facilities (Community and Regional Parks)
Public School Facilities
Fire Control and EMS
Arterial and Collector Roads
The project fronts on Immokalee Road. The proposed increase in commercial floor area does not result in
an increase in commercial trips as noted in the submitted Traffic Impact Statement and the companion
PUDA Application (PL20230017803).
Surface Water Management Systems
The Subdistrict is a commercial project. The stormwater management system has been designed to Collier
County and SFWMD standards and the project has an approved Collier County PPL and SFWMD ERP.
Potable Water Systems and Sanitary Sewer Systems
The property is located within the Collier County potable water service area and the Collier County
sanitary sewer service area. The LOS for potable water and sanitary sewer is based on residential
population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon.
Solid Waste Disposal Facilities
The property is located within the Collier County solid waste service area. The LOS for solid waste is based
on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year
planning horizon.
Community and Regional Parks
The proposed non-residential development is not subject to payment of park impact fees. There will be
no adverse impact to community or regional parks associated with the proposed use.
Public School Facilities
The proposed non-residential development is not subject to payment of school impact fees. There will be
no adverse impact to public schools associated with the proposed use.
Fire Control and EMS
The proposed project is located within the North Collier Fire Rescue District. North Collier Fire Station #10
is approximately half-mile south of the subject site. Applicable impact fees will be determined and paid
at time of SDP.
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16th ST NE4th ST NEWilson BLVD NTwineagles BLVD6th ST NW2nd ST NW4th ST NWWilson BLVD N8th ST NE2nd ST NE8th ST NWPage 4712 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 4713 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 4714 of 4908
SSA Resolution Number Acres Base Credits R-1 Credits R-2 Credits Proposed R-2 Credits Available Total Available Credits Land Use Layers Available
Number of Credits Used
for SRA SRA Name
Remaining Available
Credits (incl.
Available R-2)
1 2004 - 090 146.58 263.60 N/A N/A - 263.60 Ag 2 - Conservation - 146.58 acres 263.60 Ave Maria -
2 2004 - 091 704.14 1,268.10 N/A N/A - 1,268.10 Ag 2 - Conservation - 704.14 acres 1,268.10 Ave Maria -
3 2004 - 092 3,195.54 4,675.20 N/A N/A - 4,675.20
Ag 1 - Conservation - 1078.64 acres
Ag 2 - Conservation - 2116.91 acres 4,675.20 Ave Maria -
3A 2005 - 206 248.90 158.60 448.00 - - 606.60 Ag 2 - Conservation - 248.9 acres 31.00
Collier Rod &
Gun Club 575.60
4 2004 - 093 1,239.92 1,676.70 N/A N/A - 1,676.70
Ag 1 - Conservation - 654.01 acres
Ag 2 - Conservation - 585.91 acres 1,676.70 Ave Maria -
5 2004 - 292 1,852.30 2,938.30 N/A N/A - 2,938.30 Ag 2 - Conservation - 1852.3 acres 2,938.30 Ave Maria -
5A 2005 - 207 651.30 332.60 1,172.30 - - 1,504.90 Conservation - 651.3 acres - N/A 1,504.90
6 2005 - 229 9,911.10 16,952.30 4,286.40 4,286.50 4,187.20 25,425.90
Ag 1 - Conservation - 2712.7 acres
Ag 2 - Conservation - 7198.4 acres 25,425.90
Ave Maria
Brightshore
Collier Rod &
Gun Club 0.00
7 2006 - 148 985.40 2,198.30 1,835.90 1,835.90 - 4,034.20 Ag 2 - Conservation - 985.4 acres 3,548.24 Hyde Park 485.96
9 2007 - 036 789.40 1,715.40 2,765.60 2,765.60 2,765.60 4,481.00
Earth Mining - Conservation - 50.1 acres
Ag 2 - Conservation 739.3 acres - N/A 4,481.00
11 2008 - 162 3,699.00 5,829.60 2,675.20 5,350.40 8,504.80
Recreational - Conservation - 35.1 acres
Ag 2 - Conservation - 3663.9 acres - N/A 8,504.80
12 2010 - 029 4,793.50 10,439.30 4,365.80 8,731.60 - 14,805.10 Ag 2 - Conservation - 4,793.5 acres - N/A 14,805.10
13 2009-302 7,414.00 14,316.90 6,599.20 6,599.20 - 20,916.10 Ag 2 - Conservation - 7,414.0 - N/A 20,916.10
14 2021-082 1,712.90 3,133.30 4,880.00 4,880.00 - 8,013.30
Ag 1 - Conservation - 113.3 acres
Ag 2 - Conservation - 1,599.6 acres 6,792.30
Town of Big
Cypress 1,221.00
15 2020-025 5,253.40 9,939.00 10,714.00 10,714.00 - 20,653.00
Ag 1 - Conservation - 1,512.5 acres
Ag 2 - Conservation - 3,740.9 acres 20,653.00
Rivergrass
Bellmar
Town of Big
Cypress -
17 2021-083 3,148.30 4,527.60 N/A N/A - 4,527.60
Conditional Use - Conservation - 436.9
acres
Ag 1 - Conservation - 37.0 acres
Ag 2 - Conservation - 2,674.4 acres 4,527.60
Town of Big
Cypress -
18 2022-054 2,258.00 3,507.63 N/A N/A -3,507.63
Conditional Use - Conservation - 172.6
acres
Ag 1 - Conservation - 132.4 acres
Ag 2 - Conservation - 1,953.0 acres 3,507.63
Totals 48,003.68 83,872.43 127,802.03 56,002.09
Page 4715 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.
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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)
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GroveDRValencia
DR
CherryBlossomCTG ro v eDROrangetreeBLVDR u b yRed D R
Immokalee RDWinchesterTRLS u m m erfieldDR
InletCoveLNW2nd ST NE4th ST NE!IProjectLocationPage 4718 of 4908
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