Agenda 11/12/2024 Item #17A (Ordinance - Amending the Future Land Use Element of the Growth Management Plan to add the Tollgate Housing Parcel to Activity Center #9 to allow construction of 110 multi-family rental units )11/12/2024
Item # 17.A
ID# 2024-1513
Executive Summary
Recommendation to adopt an ordinance amending The Future Land Use Element of the Growth Management Plan to add
the Tollgate Housing Parcel to Activity Center #9 to allow construction of 110 multi-family rental units with affordable
housing on 5 acres of land. The subject property is located on the east side of Collier Boulevard, North of Beck
Boulevard at 3880 Tollgate Boulevard in Section 35, Township 49 South, Range 26 East, Collier County, Florida.
(PL20230007876) (Companion Item PUDA PL20230007874, Tollgate Commercial Center and DOA PL20230007875,
Toll Gate Commercial Center DRI)
OBJECTIVE: To have the Board of County Commissioners (Board) approve (adopt) the proposed small-scale Growth
Management Plan (GMP) amendment to create a new residential parcel within the Interchange Activity Center #9 to
permit the 110 multi-family rental units within an existing motel/hotel.
CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment (a/k/a Growth
Management Plan Amendment - GMPA). As such, per Florida Statutes, the request is heard only once by the Collier
County Planning Commission (CCPC) and the Board. The petition is transmitted to the Florida Department of
Commerce if approved by the Board.
The GMP amendment requested is approximately ±5 acres and is located on the east side of Collier Boulevard, north of
Beck Boulevard at 3880 Tollgate Boulevard in Section 35, Township 49 South, Range 26 East, Collier County, Florida.
This petition seeks to amend the Future Land Use Element (FLUE). The proposed Subdistrict text, as recommended for
approval by the Collier County Planning Commission (CCPC), is in Ordinance Exhibit “A.”
The process for adopting a small-scale comprehensive plan amendment requires (in part) that the following statutory
standards be met [followed by staff analysis in bracketed and italicized text].
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains to a 5-
acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local
government’s comprehensive plan but only proposes a land-use change to the Future Land Use Map (FLUM) for
a site-specific small-scale development activity. However, text changes that relate directly to and are adopted
simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This
amendment is for a site-specific Future Land Use Map change and directly related text changes.]
(c) The property that is the subject of the proposed amendment is not located within an area of critical state
concern unless the project subject to the proposed amendment involves the construction of affordable housing
units meeting the criteria of s. 420.0004(3) and is located within an area of critical state concern designated by s.
380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an
Area of Critical State Concern.]
(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. [Internal consistency will be maintained between and among elements if the amendment
is approved.]
Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis,
staff makes the following findings and conclusions:
· The purpose of this GMPA and companion PUDZ zoning petition is to permit the development of 110
multi-family rental units.
· There are no adverse environmental impacts
· No historical or archaeological sites are affected by this amendment.
· There are no concerns about impacts on other public infrastructure.
· The use is generally compatible with surrounding development based upon the high-level review
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11/12/2024
Item # 17.A
ID# 2024-1513
conducted for a GMP amendment.
The documents provided for the amendment support the proposed changes to the FLUM. The CCPC Staff Report
provides a complete staff analysis of this petition.
FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application
and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this
amendment.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the
Florida Department of Commerce (Florida Commerce) will commence the thirty-day (30) challenge period for any
affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-
one (31) days after receipt by Florida Commerce.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized and subject to the
procedures established in Chapter 163, Part II, Florida Statutes, The Community Planning Act, and 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.”
Section 163.3177(1)(f), FS. In addition, Section 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be
based on surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming
uses inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s.
333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and diversify
the community’s economy.
FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the
undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an
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11/12/2024
Item # 17.A
ID# 2024-1513
adoption hearing.-HFAC
RECOMMENDATIONS: To approve petition PL20220003804, adopting an ordinance amending The Future Land
Use Element of the Growth Management Plan and authorizing transmittal to the Florida Department of Commerce.
PREPARED BY: Parker Klopf, Planner III, Zoning Division
ATTACHMENTS:
1. Ordinance 100724
2. Staff report-toll-gate-
3. Hotel-to-Housing Conversions Proliferate - Urban Land Magazine
4. Tollgate Housing Parcel GMPA Hearing Backup
5. legal ad - agenda IDs 24-1513, 24-1603, 24-1604 - Tollgate Commercial Center
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[24-CMP-01210/1887649/1]52
PL20230007876
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ORDINANCE NO. 2024- _______
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE
LAND USE MAP SERIES TO ADD THE TOLLGATE HOUSING
PARCEL TO PROPERTY DESIGNATED AS URBAN, URBAN
COMMERCIAL DISTRICT, INTERCHANGE ACTIVITY CENTER
SUBDISTRICT, ACTIVITY CENTER #9 TO ALLOW CONSTRUCTION
OF 110 MULTIFAMILY RENTAL UNITS WITH AFFORDABLE
HOUSING ON 5 ACRES OF LAND ALSO KNOWN AS PARCEL 11
OF THE COMMERCIAL AREAS, “A” PARCELS, ON THE
TOLLGATE COMMERCIAL CENTER PLANNED UNIT
DEVELOPMENT MASTER DEVELOPMENT PLAN, AS AN
ALTERNATIVE TO COMMERCIAL USES, AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE
ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT
OF COMMERCE. THE SUBJECT PROPERTY IS
LOCATED ON THE EAST SIDE OF COLLIER BOULVEARD,
NORTH OF BECK BOULEVARD AT 3880 TOLLGATE BOULEVARD
IN SECTION 35, TOWNSHIP 49 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA (PL20230007876)
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly 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, K2 Housing Naples, LLC requested an amendment to the Future Land Use
Element and Future Land Use Map Series; 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 Future Land Use Element and Future Land Use Map and Map Series of the
Growth Management Plan on __________________ 2024; and
WHEREAS, all applicable substantive and procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The amendments to the Future Land Use Element and Future Land Use Map Series
attached hereto as Exhibit “A” and incorporated herein by reference, are hereby adopted in
accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida
Department of Economic Opportunity.
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 the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective on
the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective.
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[24-CMP-01210/1887649/1]52
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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: ______________________________
Deputy Clerk Chris Hall, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A – Text and Parcel Map
Page 4619 of 5419
Exhibit A
COLLIER COUNTY FUTURE LAND USE ELEMENT
I. Urban Designation
C. Urban – Commercial District
2. Interchange Activity Center Subdistrict:
Interchange Activity Centers have been designated on the Future Land Use Map at three of the County’s four Interstate
75 interchanges and include numbers 4, 9 and 10; there is no Activity Center at the new I-75/Golden Gate Parkway
interchange. The boundaries of these Interchange Activity Centers have been specifically defined on the maps located at
the end of this Section as part of the Future Land Use Map Series. Any changes to the boundar ies of these Interchange
Activity Centers shall require an amendment to the Future Land Use Map Series. Interchange Activity Centers #4 (I-75
at Immokalee Road) and #10 (I-75 at Pine Ridge Road) allow for the same mixture of land uses as allowed in the Mixed
Use Activity Centers; additionally, industrial uses, as identified below, are allowed in the southwest and southeast
quadrants of Interchange Activity Center #4. No industrial uses shall be allowed in Interchange Activity Center #10. The
actual mix of uses shall be determined during the rezoning process based on consideration of the same factors listed under
the Mixed Use Activity Center Subdistrict.
All new projects within Activity Center #9 are encouraged to have a unified plan of development in the form of a Planned
Unit Development. However, the 3.7-acre property formerly utilized by the Florida Highway Patrol Headquarters located
east of the Tollgate PUD/DRI may be split into two (2) parcels and one of the parcels being 3.4 acres will be permitted
to utilize conventional zoning. The remainder 0.26-acre parcel is excluded from Interchange Activity Center #9. The
mixture of uses allowed in Interchange Activity Center #9 shall include all land uses allowed in the Mixed Use Activity
Centers; additionally, industrial uses shall be allowed in the northeast and southeast quadrants of I- 75 and Collier
Boulevard, and in the southwest quadrant of Collier and Davis Boulevards. The actual mix of uses shall be determined
during the rezoning process based on consideration of the same factors listed under the Mixed Use Activity Center
Subdistrict.
For residential-only development, if a project is located within the boundaries of an Interchange Activity Center which
is not within the Urban Residential Fringe Subdistrict, up to 16 residential units per gross acre may be allowed.
Development located within the boundaries of an Interchange Activity Center in all subdistrict may be permitted up to 25
units per gross acre per standards of the Mixed- Income Housing Program for housing that is affordable as outlined in
the LDC. If such a project is located within the boundaries of an Interchange Activity Center which is within the Urban
Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict, except as allowed by the Mixed-
Income Housing Program for housing that is affordable as outlined in the LDC. For a residential-only project located
partially within and partially outside of an Activity Center, the density accumulated from the Activity Center portion of
the project may be distributed throughout the project.
Mixed-use developments‒whether consisting of residential units located above commercial uses, in an attached building,
or in a freestanding building‒are allowed and encouraged within Interchange Activity Centers. Such mixed-use projects
are intended to be developed at a humanscale, pedestrian-oriented, and interconnected with adjacent projects–whether
commercial or residential. Street, pedestrian pathway and bike lane interconnections with adjacent properties, where
possible and practicable, are encouraged. Density for such a project is calculated based upon the gross project acreage
within the Activity Center. If such a project is located within the boundaries of an Interchange Activity Center which is
not within the Urban Residential Fringe Subdistrict, the eligible density is sixteen dwelling units per acre. Development
located within the boundaries of an Interchange Activity Center in all subdistrict may be permitted up to twenty-five (25)
units per gross acre per standards of the mixed-Income Housing Program for housing that is affordable as outlined in the
LDC. If such a project is located within the boundaries of a Mixed Use Activity Center which is within the Urban
PL20230007876
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Page 1 of 4
Page 4620 of 5419
Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict. For a project located partially
within and partially outside of an Activity Center, and the portion within an Activity Center is developed as mixed use, the
density accumulated from the Activity Center portion of the project shall not be distributed outside of the Activity Center.
Based on the unique location and function of Interchange Activity Centers, some Industrial land uses‒those that serve
regional markets and derive specific benefit when located in the Interchange Activity Centers‒shall be allowed in the
Activity Center quadrants previously identified. These uses shall be limited to: manufacturing, warehousing, storage, and
distribution.
During the rezone process, each such use shall be reviewed to determine if it will be compatible with existing and approved
land uses.
The following conditions shall be required to ensure compatibility of Industrial land uses with other land uses allowed
in the Interchange Activity Centers; to maintain the appearance of these Interchange Activity Centers as gateways to the
community; and to mitigate any adverse impacts caused by noise, glare or fumes to the adjacent property owners. The
Planned Unit Development and/or rezoning ordinance shall contain specific language regarding the permitted Industrial
land uses, compatibility requirements, and development standards consistent with the following conditions. Site-specific
development details will be reviewed during the Site Development Plan review process.
a. Landscaping, buffering and/or berming shall be installed along the Interstate;
b. Fencing shall be wooden or masonry;
c. Wholesale and storage uses shall not be permitted immediately adjacent to the right-ofway of the Interstate; d.
Central water and sewage systems shall be required;
e. Ingress and egress shall be consistent with State Access Management Plans, as applicable;
f. No direct access to the Interstate right-of-way shall be permitted;
g. Joint access and frontage roads shall be established when frontage is not adequate to meet the access spacing
requirements of the Access Control Policy, Activity Center Access Management Plan provisions, or State Access
Management Plans, as applicable;
h. Access points and median openings shall be designed to provide adequate turning radii to accommodate truck
traffic and to minimize the need for U-turn movements;
i. The developer shall be responsible to provide all necessary traffic improvements to include traffic signals, turn lanes,
deceleration lanes, and other improvements deemed necessary‒as determined through the rezoning process; and,
j. A maximum floor area ratio (FAR) for the designated Industrial land uses component of the projects shall be
established at 0.45.
Tollgate Housing Parcel
The Tollgate Housing Parcel comprises 5+/- acres on the east side of Collier Boulevard (C.R. 951), north of Beck
Boulevard with direct access to Tollgate Boulevard within Activity Center #9 in Section 35, Township 49, Range 26. In
addition to the uses, densities, and intensities allowed in Activity Center #9, the Tollgate Housing Parcel is intended to
allow multi-family dwelling units to promote the integration of housing in proximity to transit, employment centers, and
public infrastructure, which will serve to reduce existing trip lengths. The Tollgate Housing Parcel is identified in the
Activity Cener Subdistrict Map included as Part of the FLUM and Map Series for Activity Center #9, and is within the
existing Tollgate Commercial Center PUD. The Development of the Tollgate Housing Parcel shall be governed by the
following criteria:
a. Rezoning is required to be in the form of an amendment to the Tollgate Commercial Center PUD.
b. Residential uses are allowed at a maximum density of 22 dwelling units per acre calculated based upon the
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Page 4621 of 5419
entire acreage of the Tollgate Housing Parcel, not to exceed 110 dwelling units, and related amenities.
1. Thirty Three (33) units (collectively referred to as “Set Aside Units”) shall be restricted as follows:
a) Twelve (16) units shall be rented to households whose incomes are up to and including 80%
of the Area Median Income (AMI) for Collier County and the corresponding rent limits.
b) Thirteen (17) units shall be rented to households whose incomes are up to and including 100%
of the AMI for Collier County and the corresponding rent limits.
2. There will be no income restrictions on the remaining units within the Tollgate Housing Parcel identified on
FLUE Activity Center Map #9. However, the remaining units will be rent restricted at a rent equal to or less
than rents permitted for households whose incomes are up to and including 120% of the AMI for Collier
County. These rent restrictions will be committed for a period of 30 years from the date of issuance of
certificate of occupancy of the first unit. Rent limits may be adjusted annually based on the rent limit table
published by the Florida Housing Finance Corporation of the U.S. Department of Housing and Urban
Development.
3. The Set Aside Units shall be committed for a period of 30 years from the date of issuance of certificate of
occupancy of the first Set Aside Unit. Income and rent limits may be adjusted annually based on combined
income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided
by Collier County.
4. As part of the annual PUD monitoring report, the developer will include an annual report that provides the
progress and monitoring of occupancy of the income restricted units. For rent restricted units, rent rolls and
rental data will be provided in a format approved by Collier County Community and Human Services
Division. Developer agrees to annual on-site monitoring by the County.
c. All dwellings will be rental units.
d. The Density Rating System is not applicable to the Tollgate Housing Parcel.
PL20230007876
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Page 4622 of 5419
CITY GATE
WHITELAKEINDUSTRIALCORP. PARK
FOREST GLENNOF NAPLES
TOLLPLAZA RVPARK
COLLIER BLVD.MIXED USECOMM. CNTR.
GOLDEN GATECOMMERCE PARK
TOLLGATE
EASTTOLLPLAZA
GALLMANOLDSDEALERSHIP
I-75/ALLIGATORALLEY
WOODSIDELANES
I-75/COLLIERBLVD COMMERECENTER
WESTPORTCOMMERCECENTER
CEDARHAMMOCK G& C CLUB
EAST GATEWAY
TRIADMAC
MAGNOLIA POND
SADDLEBROOKVILLAGESHERWOOD PARK
VINCENT ACRES
RESOURCERECOVERYBUSINESS PARK
E
A
PUD A
RMF-6
RMF-12(7)
A
A
PUD
RMF-12(8.9)
PUD
ICPUD
C-4
RMF-12(7)
PUD
PUD
PUD
I
PUD
PUD
A
RSF-3
PUD
C-4
MPUD
RPUDRPUDPUDCPUD
PUD
RSF-4
P
PUDPUD
A
MPUD
A
PUD
PUD
PUD
RMF-6
MPUD
PUD
MPUD
RPUDC-3
RMF-12(10)
IPUD
A
C-3
£PREPARED BY: GIS/CAD MAPPING SECTIONGROWTH MANAGEMENT DEPARTMENTFILE: TOLLGATE HOUSING SUBDISTRICT AC9 MAP DRAFT.MXDDate: 08/22/2024
0 500 1,000 1,500250Feet
LEGEND
ACTIVITY CENTER BOUNDARY
RSF-3 EXISTING ZONING
(NOTE: PROVIDED FOR INFORMATIONAL PURPOSES ONLY;THE OFFICIAL SOURCE OF ZONING INFORMATIONIS THE ZONING ATLAS SET, WHICH IS PART OF THE COLLIER COUNTY LAND DEVELOPMENT CODE.ORDINANCE NO. 04-41, AS AMENDED)
DEVELOPED LAND USE
EXISTING BUILDINGS AND STRUCTURES
AMENDED - JUNE 13, 2017(Ord. No. 2017-22)
AMENDED - SEPTEMBER 13, 2011(Ord. No. 2011-26)
AMENDED - SEPTEMBER 22, 2020(Ord. No. 2020-25)
AMENDED - APRIL 25, 2023(Ord. No. 2023-20)
EXHIBIT "A" PETITION PL20230007876
ACTIVITY CENTER #9
C.R. 951 - INTERSTATE 75
Collier County, Florida
TOLLGATE HOUSING PARCEL
AMENDED - XXXX(Ord. No. XXX)
DRAFT
SUBJECT SITE
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1
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: SEPTEMBER 20, 2024
SUBJECT: PETITION PL20230007876/SMALL SCALE GROWTH MANAGEMENT
PLAN AMENDMENT FOR THE Tollgate Housing Subdistrict
(Companion to PUDZ- PL20230007874)
ELEMENTS: FUTURE LAND USE ELEMENT (FLUE)
AGENT/APPLICANT:
Agent: Richard D. Yovanovich Jem Frantz, AICP
Coleman, Yovanovich, & Koester RVI Planning + Landscape Arch.
4001 Tamiami Trail N. #300 28100 Bonita Grande Dr. #305
Naples, Florida 34103 Bonita Springs, FL 34135
Applicant: K2 Housing Naples, LLC
3880 Tollgate Blvd.
Naples, FL 34114
Owner: K2 Housing Naples, LLC
3880 Tollgate Blvd.
Naples, FL 34114
GEOGRAPHIC LOCATION:
The subject property comprises ±5 acres
on the east side of Collier Blvd. (CR 951),
north of Beck Blvd. with direct access to
Tollgate Blvd. within Activity Center #9 in
section 35, Township 49, Range 26.
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2
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3
REQUESTED ACTION/ DESCRIPTION OF PROJECT:
The applicant proposes a small-scale Growth Management Plan Amendment (GMPA) to the
Future Land Use Element (FLUE), specifically to establish the ±5 Tollgate Housing Parcel within
the existing Interchange Activity Center of the Urban Commercial District to allow residential
development at a maximum density of 22 units an acre.
EXISTING CONDITIONS:
Subject Property: The subject site is ±5-acres located on the east side of Collier Blvd, north of
Beck Boulevard with direct access to Tollgate Boulevard within Activity Center #9 in section 35,
Township, 49, Range 26. According to the official Future Land Use map the site is located within
the Interchange Activity Center Subdistrict of the Urban Commercial District of the Future Land
Use Element. The Future Land Use designation is designed to concentrate almost all new
commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip
and disorganized patterns of commercial development, and to create focal points within the
community.
Surrounding Lands:
North: Future Land Use Designation; Interchange Activity Center subdistrict. Zoned; Whitelake
Industrial Corp Park PUD/ I-75 ROW Land Use; I-75 ROW.
East: Future Land Use Designation; Interchange Activity Center subdistrict. Zoned; Tollgate PUD.
Land Use; Outdoor Storage.
South: Future Land Use Designation; Interchange Activity Center subdistrict. Zoned; Tollgate
PUD. Land Use: Self Storage.
West: Future Land Use Designation; Interchange Activity Center subdistrict. Zoned, Tollgate
PUD. Land Use; Hotel.
In summary, the existing and planned land uses in the larger surrounding area are transient
lodging, commercial, and industrial.
BACKGROUND AND ANALYSIS:
The Future Land Use Map designates the property as part of the Interchange Activity Center
Subdistrict which is designed to concentrate almost all new commercial zoning in locations where
traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of
commercial development, and to create focal points within the community as well as allow
residential development within the boundaries of Mixed Use Activity Centers at a density up to
twenty-five (25) units per gross acre in accordance with the standards of the Mixed-Income
Housing Program for housing that is affordable as outlined in the Future Land Use Element.
According to the current zoning map the subject site is part of the Tollgate PUD and was originally
developed a hotel/motel for the traveling public in 1989-90. In 2022 the applicant purchased the
property from the previous owners and is intending to convert the existing hotel into a residential
multi-family development. The proposed GMP amendment is intended allow for the reuse of the
existing hotel and transition the project to a 110-unit multi-family development with alterations to
the existing structures which will serve to reinvigorate and reactivate the subject property and
allow for the rapid absorption of new residential units into the housing market. Accordingly, the
Applicant has already made a substantial investment to serve Collier’s residents through its
coordination of multiple leases with important local employers for its employees and through the
applicant’s dedicated efforts during Collier’s Hurricane Ian recovery. As a conversion from hotel
units, each dwelling unit will be limited to a minimum of 250 square feet and each unit is limited
to two occupants. Furthermore, elements of the Applicant’s housing model, such as, reusing the
existing building, limiting the sizes of the units, coordinating leases directly with employers, and
providing all rooms fully furnished, all help to make rental prices attainable for employees.
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4
As provided in the proposed subdistrict language only 25 of the 110 dwelling units or (22.7%) will
be designated as “set aside units”. Of the 25 set aside units 12 will be rented to those making up
to 80% of the median income and 13 units will be rented to those making up to 100% of the
median income. These commitments fall short of what is allowed within the existing Mixed Use
Activity Center subdistrict which would allow a density of up to 25 units an acre subject to the
standards of the Mixed-Income Housing Program for housing that is affordable as outlined in the
Future Land Use Element. The Board of County Commissioners (BCC) has enacted policy that
requires any request for density above the maximum allowed or when amending the future land
use map for residential development that falls short of the current affordable housing bonus
standards to require a minimum of 30% of units be restricted to affordable levels. Therefore, staff
believes that the proposed subdistrict should increase the commitment from 22.7% to at least
30% or more of the residential units to be set aside as affordable consistent with previous
mentioned Board of County Commissioner policy or comply with the standards of the Mixed-
Income Housing Program for housing that is affordable.
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.
Data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall
be based upon relevant and appropriate data and an analysis by the local government that
may include, but not be limited to, surveys, studies, community goals and vision, and other
data available at the time of adoption of the comprehensive plan or plan amendment. To be
based on data means to react to it in an appropriate way and to the extent necessary indicated
by the data available on that particular subject at the time of adoption of the plan or plan
amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not
be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of
such studies, surveys, data, and supporting documents for proposed plans and plan
amendments shall be made available for public inspection, and copies of such plans shall
be made available to the public upon payment of reasonable charges for reproduction.
Support data or summaries are not subject to the compliance review process, but the
comprehensive plan must be clearly based on appropriate data. Support data or
summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a
methodology utilized in data collection or whether a particular methodology is
professionally accepted may be evaluated. However, the evaluation may not include
whether one accepted methodology is better than another. Original data collection by local
governments is not required. However, local governments may use original data so long
as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population
estimates and projections, which shall either be those published by the Office of Economic
and Demographic Research or generated by the local government based upon a
professionally acceptable methodology. The plan must be based on at least the minimum
amount of land required to accommodate the medium projections as published by the
Office of Economic and Demographic Research for at least a 10-year planning period
unless otherwise limited under s. 380.05, including related rules of the Administration
Commission. Absent physical limitations on population growth, population projections for
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each municipality, and the unincorporated area within a county must, at a minimum, be
reflective of each area’s proportional share of the total county population and the total
county population growth.
Section 163.3177(6)(a)2., Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies,
and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the
elimination of nonconforming uses which are inconsistent with the character of the
community.
f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated
subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and
extent of the uses of land for residential uses, commercial uses, industry, agriculture,
recreation, conservation, education, public facilities, and other categories of the public and
private uses of land. The approximate acreage and the general range of density or intensity
of use shall be provided for the gross land area included in each existing land use category.
The element shall establish the long-term end toward which land use programs and activities
are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering
the character of the undeveloped land, soils, topography, natural resources, and
historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
The petitioner must provide appropriate and relevant data and analysis to address the statutory
requirements for a Plan Amendment. For this petition, the 2022 Urban Land Institute Affordable
report that the conversion of hotel units into residential units is at the forefront of the attempt to
address multi-family housing shortages across the nation.
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Section 163.3187, Florida Statutes:
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. [The subject site comprises
5± 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 Interchange Activity Center Map for a site-specific small-scale development
activity. However, text changes that relate directly to, and are adopted simultaneously with,
the small-scale future land use map amendment shall be permissible under this section. [This
amendment does include a text change to the Comprehensive Plan and those text changes
are directly related to the proposed future land use map amendment.]
(c) The property that is the subject of the proposed amendment is not located within an area
of critical state concern, unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located
within an area of critical state concern designated by s. 380.0552 or by the Administration
Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of
Critical State Concern.]
(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 which
were set out as part of the comprehensive plan.]
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
The applicant conducted a NIM on June 26, 2024, at Sheperd of the Glades Church, Hanson Hall,
6020 Rattlesnake Hammock Road, Naples, FL 34113. The meeting was not attended by any
members of the public. See Attachment C for the NIM documentation. [synopsis prepared by
Parker Klopf, Planner II, Comprehensive Planning Division]
FINDINGS AND CONCLUSIONS: (FINDINGS PER 163.3177(6)(A)2 A.—J.)
• The Tollgate Housing Parcel proposes a Growth Management Plan Amendment to the
current Interchange Activity Center subdistrict to allows a multi-family development.
• Multi-family residential development is comparable and compatible with surrounding
densities.
• County water and wastewater service is not available to the site.
• Transportation system impacts have not been identified with this petition.
Environmental Findings:
The subject property is 5 acres. The acreage of native vegetation on-site was field verified
by staff during the review of the Planned Unit Development (PUD) for the project. The
existing native vegetation will be maintained as previously approved.
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The proposed GMP amendment has no effect on the requirements of the Conservation
and Coastal Management Element (CCME) of the GMP. Native vegetation on-site will be
retained in accordance with the requirements of CCME Policy 6.1.1 and section 3.05.07
of the LDC.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on August 26, 2024.
STAFF RECOMMENDATION:
Staff cannot recommend approval of the subdistrict as proposed and recommends an increase of
the commitment from 22.7% to 30% of the residential units to be set aside as affordable consistent
with previous Board of County Commissioner policy and based on those changes recommends
the Collier County Planning Commission to approve for adoption and transmittal petition
PL20230007876 to the Florida Department of Commerce and other statutorily required review
agencies.
NOTE: This petition has been tentatively scheduled for the November 12, 2024, BCC meeting.
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Tollgate Housing Parcel
Growth Management Plan Amendment
Application (GMPA)
August 19, 2024
PREPARED FOR:
K2 Housing Naples, LLC
SUBMITTED TO:
Collier County, Zoning Division
2800 N. Horseshoe Drive
Naples, FL 34104
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Table of Contents
Contents
Completed Application
Request Narrative
Exhibit I.D – Professional Consultants
Exhibit II.D – Property Ownership Disclosure
Exhibit III.B – Addressing Checklist
Exhibit III.J – Surrounding Land Use Map
Exhibit IV.B – Proposed GMPA Strikethrough/Underline
Exhibit V.A.1 – Location Map
Exhibit V.A.2 – Property Aerial
Exhibit V.B.1 – Existing Future Land Use Map
Exhibit V.B.2 - Proposed Future Land Use Map
Exhibit V.D.1 – Sprawl Analysis
Exhibit V.E.1 & 3 – Public Facilities Analysis
Exhibit V.E.2 – Infrastructure Map
Exhibit V.G.1 – Warranty Deed
Exhibit V.G.2 – Letter of Authorization
Affidavit of Authorization
TIS
School Impact Analysis
Pre-Application Meeting Notes
Expedited Review Form
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Tollgate Residential Infill Subdistrict
GMP Amendment
COMPLETED APPLICATION
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1
APPLICATION NUMBER: _PL20230007876____ DATE RECEIVED: ______________________________
PRE-APPLICATION CONFERENCE DATE: _May 16, 2023_______________________________________________
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Growth Management Department 239-252-
2400, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104.
The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline. The applicant will be notified , in writing, of the sufficiency determination. If insufficient, the
applicant will have 30 days to remedy the deficiencies. For additional information on the processing of
the application, see Resolution 12-234. If you have any questions, please contact the Comprehensive
Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A. Name of Applicant: _K2 Housing Naples, LLC________________________________________
Company: _Same__________________________________________________________________
Address: __3880 Tollgate Blvd.____________________________________________________
City: __Naples______________________ State: _FL__________________ Zip Code: _34114____
Phone Number: _(305) 479-6654_______ Fax Number: ________________________________
Email Address: _akorge@k2developers.com_______________________
B. Name of Agent* ___Jem Frantz, AICP & Richard Yovanovich, Esq._________________
• THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company: RVi Planning + Landscape Architecture & Coleman, Yovanovich & Koester, P.A.
Address: _28100 Bonita Grande Drive, Suite 305
City: Bonita Springs State: FL Zip Code: 34135
Phone Number: (239) 319-0026_____ Fax Number: ___________________________
Email Address: _jfrantz@rviplanning.com & ryovanovich@cyklawfirm.com_
C. Name of Owner (s) of Record: __Same as Applicant_________________________________
Address: _________________________________________________________________________
City: ___________________________ State: ___________________ Zip Code: ________
Phone Number: _______________________ Fax Number: ______________________________
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Email Address: ____________________________
D. Name, Company, Address and Qualifications of all consultants and other professionals providing
information contained in this application, as well as Qualifications of the Agent identified above.
See Exhibit I.D – Professional Consultants
II. Disclosure of Interest Information:
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. (Use additional sheets if necessary).
Name and Address Percentage 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 Percentage of Stock
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
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 Percentage of Interest
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
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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 Percentage of Ownership
See Exhibit II.D - Property Ownership Disclosure _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
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 Percentage 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 (x) leased ( ):09/15/2022 Term of lease: ______yrs./mos.
If, Petitioner has option to buy, indicate date of option: ______________ and date
option terminates: ______________, or anticipated closing: _______________________.
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NOTE:
H. 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.
III. DESCRIPTION OF PROPERTY:
A. PARCEL I.D. NUMBER: _ 76885005005 and 7688500510 _____________________________
B. LEGAL DESCRIPTION: _See Exhibit III.B ____________________________
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
C. GENERAL LOCATION: _ 3880 Tollgate Blvd, Naples, FL 34114 _________________________
__________________________________________________________________________________
D. Section: __35___ Township: __49___ Range: _26_____
E. PLANNING COMMUNITY: _Rural Estates____________ F. TAZ: _2842_____________________
G. SIZE IN ACRES: __5± acres________________________ H. ZONING: _PUD_____________
I. FUTURE LAND USE MAP DESIGNATION(S): _Interchange Activity Center Subdistrict___________
J. SURROUNDING LAND USE PATTERN: _Mixed-Use. See Exhibit III.J – Surrounding Land Use Map_
___________________________________________________________________________________
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
______ Housing Element ______ Recreation/Open Space
______ Traffic Circulation Sub-Element ______ Mass Transit Sub-Element
______ Aviation Sub-Element ______ Potable Water Sub-Element
______ Sanitary Sewer Sub-Element ______ NGWAR Sub-Element
______ Solid Waste Sub-Element ______ Drainage Sub-Element
______ Capital Improvement Element ______ CCME Element
__x___ Future Land Use Element ______ Golden Gate Master Plan
______ Immokalee Master Plan
B. AMEND PAGE (S): __76_____________OF THE: _Future Land Use ________ELEMENT
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AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary:
________See Exhibit IV.B GMPA Strikethrough-Underline____________________
_________________________________________________________________________
_________________________________________________________________________
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM ___Interchange Activity Center_
TO _Tollgate Residential Infill Subdistrict_______________________________________________
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
__N/A___________________________________________________________________________
________________________________________________________________________________
________________________________________________________________________________
E. DESCRIBE ADDITINAL CHANGES REQUESTED: __ ______________________________________
__ Creation of new “Tollgate Residential Infill Subdistrict” in Future Land Use Map ____________
__________________________________________________________________________________
V. REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8-
1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
Exhibit V.A.1 Provide general location map showing surrounding developments (PUD,
DRI’s, existing zoning) with subject property outlined.
Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries, source, and
date.
Exhibit III.J & Project Narrative Provide a map and summary table of existing land use and zoning
within a radius of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
Exhibit V.B.1 & 2 Provide map of existing Future Land Use Designation(s) of subject property
and adjacent lands, with acreage totals for each land use designation on
the subject property.
C. ENVIRONMENTAL
Waived Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED
ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE.
Waived Provide a summary table of Federal (US Fish & Wildlife Service) and State
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(Florida Game & Freshwater Fish Commission) listed plant and animal
species known to occur on the site and/or known to inhabit biological
communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.) Identify historic and/or
archaeological sites on the subject property.
D. GROWTH MANAGEMENT
Reference , F.A.C. and Collier County’s Capital Improvements Element
Policy 1.1.2 (Copies attached).
1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING:
__N_______ Is the proposed amendment located in an Area of Critical State
Concern? (Reference , F.A.C.). IF so, identify area
located in ACSC.
__Y_______ Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380 F.S.?
(Reference , F.A.C.)
__N_______ Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S.?
Does the proposed amendment create a significant impact in population
which is defined as a potential increase in County-wide population by more
than 5% of population projections? (Reference Capital Improvement Element
Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction
with the proposed amendment.
_Y_______ Does the proposed land use cause an increase in density and/or intensity
to the uses permitted in a specific land use designation and district
identified (commercial, industrial, etc.) or is the proposed land use a
new land use designation or district? (Reference F.A.C.).
If so, provide data and analysis to support the suitability of land for the
proposed use, and of environmentally sensitive land, ground water and
natural resources. (Reference , F.A.C.)
E. PUBLIC FACILITIES
1. Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
Exhibit V.E.1 & 3 Potable Water
Exhibit V.E.1 & 3 Sanitary Sewer
TIS Waiver Request Arterial & Collector Roads; Name specific road and LOS
____________________________
____________________________
____________________________
____________________________
Exhibit V.E.1.a Drainage
Exhibit V.E.1.a Solid Waste
Exhibit V.E.1.a Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
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(Reference Capital Improvement Element Objective 1 and Policies)
2. Exhibit V.E.2 Provide a map showing the location of existing services and public
facilities that will serve the subject property (i.e. water, sewer, fire
protection, police protection, schools and emergency medical services.
3. Exhibit V.E.1 & 3 Document proposed services and public facilities, identify provider, and
describe the effect the proposed change will have on schools, fire
protection and emergency medical services.
F. OTHER
Identify the following areas relating to the subject property:
_N/A Flood zone based on Flood Insurance Rate Map data (FIRM).
_N/A Location of wellfields and cones of influence, if applicable. (Identified on
Collier County Zoning Maps)
_N/A Coastal High Hazard Area, if applicable
_N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
_____ $16,700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus, proportionate share of advertising costs)
__x__ $9,000.00 non-refundable filing fee for a Small-Scale Amendment made
payable to the Board of County Commissioners due at time of submittal.
(Plus, proportionate share of advertising costs)
Exhibit V.G.1 Proof of ownership (copy of deed)
Exhibit V.G.2 Notarized Letter of Authorization if Agent is not the Owner (See attached form)
* If you have held a pre-application meeting within 9 months prior to submitted date and paid the
pre-application fee of $500.00 at the meeting, deduct that amount from the above application
fee amount when submitting your application. All pre-application fees are included in the total
application submittal fee if petition submitted within 9 months of pre-application meeting date.
Otherwise the overage will be applied to future proportionate share advertising costs.
* Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1”=400’ or at a scale as determined during the pre-application meeting.
*All attachments should be consistently referenced as attachments or exhibits, and should be labelled to
correlate to the application form, e.g. “Exhibit I.D.”
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* Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps.
Some maps are available on the Zoning Division website depicting information herein:
Zoning Services Section: _________________ Comprehensive Planning Section: _______________________
THIS HAS CHANGED SINCE DCA BECAME DEO. SEE GMP PAEG 2011 UPDATES:
https://www.colliercountyfl.gov/your-government/divisions-s-z/zoning-division/zoning-services-
section/land-use-commission-district-maps
REMAINDER OF PAGE INTENTIONALLY LEFT BLANK
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Tollgate Residential Infill Subdistrict
GMP Amendment
REQUEST NARRATIVE
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Page 1
Tollgate Housing Parcel GMPA
Project Narrative and Justification
The Property is located in an area of existing and planned urban development within the County’s
Urban-designated area and within the Mixed Use Activity Center future land use category (Activity
Center #9). The subject property is located within the Tollgate Commercial Center PUD, established
by Ordinance 92-10 and which has been amended several times by Ordinances 93-91, 2015-49,
and 2017-15. The proposed amendment is limited to the area identified as Parcel 11 within the
Tollgate Commercial Center PUD.
I. Request
K2 Housing Naples, LLC (“Applicant”), is requesting an amendment to the Growth Management Plan
to facilitate the reuse of the existing Super 8 Hotel into a multifamily development aimed at providing
affordable workforce housing to essential workers in Collier County. The change will amend the
Interchange Activity Center #9 Subdistrict to allow 110 multifamily residential dwellings on the
properties identified as Parcel 11 in the PUD only. Companion DRI and PUD amendments are also
proposed to implement this change.
As demonstrated in the companion PUD request, one deviation from landscaping requirements is
proposed to provide flexibility in the reuse of the property and to address existing conditions and
constraints on the property. The 168 existing parking spaces exceed the required minimum parking
spaces for multifamily efficiency units in LDC section 4.05.04. (110 units x 0.5 spaces = 55 spaces
required). No other changes to the approved commercial uses, development standards or other
development tracts within the companion PUD are included in this request.
The proposed GMP amendment will allow for the reuse of the existing hotel and transition the project
to a 110-unit multifamily development with alterations to the existing structures which will serve to
reinvigorate and reactivate the subject property and allow for the rapid absorption of new residential
units into the housing market. Accordingly, the proposed reuse comes and corresponding significant
additional financial investment by the applicant will be made after the Applicant has already made a
substantial investment to serve Collier’s residents through its coordination of multiple leases with
important local employers for its employees and through the Applicant’s dedicated efforts during
Collier’s Hurricane Ian recovery as described further in the next section. The proposed amendment
is limited to creating the “Tollgate Housing Parcel,” within the Activity Center #9 subdistrict in the
Future Land Use Map.
The following data and analysis support approval of the proposed GMP Amendment and identifies
the request’s appropriateness in relation to the adopted Goals, Objectives and Policies in the GMP
and the requirements set forth in Chapter 163, Florida Statutes. Additional justification, data, and
analysis is provided in the attached exhibits.
II. Background Information
In 1992, the Property was rezoned from PUD to the “Tollgate Commercial Center PUD,” allowing for
commercial and light industrial uses on approximately 100+/- acres in three phases. Since that time,
the PUD has been amended several times, most recently by Ordinance 2017-15. The subject
property is located in Interchange Activity Center #9 in the Future Land Use Element (FLUE) of the
Growth Management Plan for Collier County. The Interchange Activity Center includes a
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Project Narrative and Justification
Tollgate Housing Parcel GMPA
Page 2 of 6
concentration of commercial, industrial, residential, and mixed use developments. The 5-acre subject
property operated as a 104-room hotel until it was purchased by the Applicant in 2022.
The Applicant is requesting an amendment to the GMP to facilitate the adaptive reuse of the existing
Super 8 Hotel into a multifamily development to allow for permanent residences within the existing
building. Companion changes to the DRI and PUD will also limit the development to 110 multifamily
residential dwellings on Parcel 11 only.
Prior to this request, the Applicant purchased the property only eight days before Hurricane Ian
devastated the County in September of 2022. Despite the Applicant’s original business plan to re-
open the hotel a couple of months later in November of 2022, given the devastation caused by the
hurricane, the Applicant spurred into action and spent significant resources to immediately make
temporary living spaces for Collier residents who were displaced by Hurricane Ian and to first
responders – these groups included Naples Community Hospital staff, and other essential workers
from Moorings Park employees and local small business workers, hospitality workers and disaster
recovery construction workers. Since that time, the Applicant has continued to work with prominent
local employers to provide temporary housing to their employees. The need for this housing has
been tested through this temporary housing arrangement, which has remained at, or nearly, 100%
occupied. Transitioning to permanent multifamily dwellings will further improve and formalize a
housing opportunity that has already proven successful and demonstrates a long-term commitment
to Collier County’s future.
The Applicant’s housing model has been coordinated through lease agreements with local
employers, who are then able to provide housing directly to their employees. As a conversion from
hotel units, each dwelling unit will be limited to a minimum of 250 square feet and each unit is limited
to two occupants. Furthermore, elements of the Applicant’s housing model, such as, reusing the
existing building, limiting the sizes of the units, coordinating leases directly with employers, and
providing all rooms fully furnished, all help to make rental prices attainable for employees.
Additionally, the proposed GMP amendment and Rezone include commitments to provide affordable
housing through income and rent limits.
The Applicant’s housing model has been tested at the subject property and throughout the country.
The Applicant’s housing model has also been utilized successfully in Steamboat Springs, Colorado,
where the Applicant similarly invested significant resources to convert 104 temporary rooms at the
Steamboat Hotel and Steamboat Mountain Lodge to permanent workforce multifamily dwellings for
local employers and its employees. Additionally, The Urban Land Institute has reported in 2022, that
this housing model is at the forefront of the attempt to address multifamily housing shortages across
the nation (See https://urbanland.uli.org/planning-design/hotel-to-housing-conversions-proliferate/).
The transition from hotel to multifamily units represents an innovative, but tested, approach to
providing housing that also adds to Collier County’s housing diversity.
The proposed amendment will allow for the reuse of the existing hotel and transition the project to a
110-unit multifamily development which will allow for residents to become permanent rather than
temporary, and allowing for the rapid absorption of a much-needed workforce housing solution into
the market.
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Project Narrative and Justification
Tollgate Housing Parcel GMPA
Page 3 of 6
Surrounding Land Use Pattern
The surrounding development pattern consists of a mix of commercial, and business park uses, as
further described below:
Future Land Use Zoning Current Land Use
North ROW (I-75) I-75 I-75
South Interchange
Activity Center
Tollgate Commercial Center
Planned Unit Development
(PUD)
Self Storage
(outdoor)
East Interchange
Activity Center
Tollgate Commercial Center
Planned Unit Development
(PUD)
FPL Easement;
Parking Lot
West Interchange
Activity Center
Tollgate Commercial Center
Planned Unit Development
(PUD)
Comfort Inn Hotel
III. Justification of Proposed Amendment
As stated in the Interchange Activity Center Subdistrict in the GMP, “The mixture of uses allowed in
Interchange Activity Center #9 shall include all land uses allowed in the Mixed Use Activity Centers;
additionally, industrial uses shall be allowed in the northeast and southeast quadrants of I-75 and
Collier Boulevard.” The proposed amendment is in direct compliance with the intent of this section
to provide a mix of residential, commercial, and industrial uses. The amendment provides for
residential development near to commercial uses, thereby reducing vehicular trips and providing a
bona fide mix of uses in an urbanized area and supports diverse housing options.
The amendment is limited to allowing for the reuse of an existing hotel and does not require
significant redevelopment of the site, nor are residential uses anticipated in other areas of the PUD.
The requested amendment directly facilitates adaptive re-use opportunities in an established activity
center within the Urban-designated area, and locates residents in walking distance to goods,
services and employment. As detailed in the enclosed Ch. 163 Sprawl Analysis, the amendment
directly supports sound planning principles, including the integration of residential and non-
residential land uses.
The property’s location within an established activity center, with significant employment uses nearby
makes it an ideal area to accommodate residential uses. The site is not located adjacent to
established residential communities that would result in compatibility concerns with neighboring
developments.
Maximum density within Interchange Activity Centers which are not within the Urban Residential
Fringe is 16 dwelling units per acre, which would allow for up to 80 units on the 5± acre Property.
The proposed amendment will allow for the reuse of existing hotel rooms to create 110 multifamily
units, for a gross project density of 22 dwelling units per acre. This increase directly addresses the
identified demand for diversified housing to accommodate the County’s existing residents and
projected population growth and to the need for workforce housing opportunities to serve a growing
diverse employment base throughout the County.
Page 4663 of 5419
Project Narrative and Justification
Tollgate Housing Parcel GMPA
Page 4 of 6
The density proposed is appropriate for the location considering the adjacent densities and
intensities as noted above; the existing and available public infrastructure in the immediate area; the
lack of environmentally sensitive lands and natural resources on the site; and the demand for higher-
density, affordable workforce housing.
Growth Management Plan Consistency
The proposed changes maintain the project’s consistency with the Collier County Growth
Management Plan. More specifically, the following policies in the Future Land Use Element
(FLUE)
FLUE Policy 5.5: “Discourage unacceptable levels of urban sprawl in order to minimize the cost
of community facilities by: confining urban intensity development to areas designated as Urban
on the Future Land Use Map; requiring that any additions to the Urban Designated Areas be
contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use
planning techniques and innovative approaches to development in the County’s
Agricultural/Rural designated area, which will better serve to protect environmentally sensitive
areas, maintain the economic viability of agriculture and other predominantly rural land uses, and
provide for cost efficient delivery of public facilities and services.”
The proposed development will reuse an existing building within the urban area rather than
relocating to undeveloped, non-urban areas of the Future Land Use Map. As a reuse project,
the request establishes a creative land use planning technique and an innovative approach
to development that will increase the diversity of housing types in Collier County. Although
the request does not create an innovative approach to development within the
Agricultural/Rural designated area, the reuse of existing urban areas in new and creative also
has the effect of reducing development pressures in more rural areas of the County, thereby
supporting this policy.
FLUE Policy 5.6: “New developments shall be compatible with, and complementary to, the
surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted
June 22, 2004, and effective October 18, 2004, as amended).”
The proposed change maintains compatibility with the surrounding land uses by reusing a
building previously used for temporary lodging. Transitioning the property from a hotel to
multifamily dwellings will reduce traffic impacts associated with the PUD. The proposed
change is complementary to surrounding land uses as it provides affordable workforce
housing in proximity to goods, services, and employment areas.
FLUE Policy 5.7: “Encourage the use of land presently designated for urban intensity uses before
designating other areas for urban intensity uses. This shall occur by planning for the expansion
of County owned and operated public facilities and services to existing lands designated for
urban intensity uses, the Rural Settlement District (formerly known as North Golden Gate), and
the Rural Fringe Mixed Use District, before servicing new areas.”
The request supports this policy by reusing existing urban areas rather than locating the
development in undeveloped areas. The Tollgate Commercial Center PUD is currently
served by existing public facilities and services and the request does not require extension
of urban services to new areas.
Page 4664 of 5419
Project Narrative and Justification
Tollgate Housing Parcel GMPA
Page 5 of 6
FLUE Policy 7.1: “The County shall encourage developers and property owners to connect their
properties to fronting collector and arterial roads, except where no such connection can be made
without violating intersection spacing requirements of the Land Development Code.”
The Tollgate Commercial Center PUD/DRI includes established connection points to Beck
Blvd. and the proposed change will maintain those connections. The subject property will be
accessed by Beck Blvd. via Tollgate Blvd. and there are no additional connections proposed.
FLUE 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.”
The Tollgate Commercial Center PUD/DRI includes several public roads throughout and
adjacent to the development which provide access to other areas of the PUD. This application
does not propose any change to the road layout.
FLUE 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.”
This application is consistent with this policy as it does not include any changes to the
previously approved uses, intensity, or open space. Existing sidewalk facilities within the
Tollgate PUD provide for walkability and connect to nearby commercial areas.
FLUE Policy 7.5: “The County shall encourage mixed-use development within the same buildings
by allowing residential dwelling units over and/or abutting commercial development. This Policy
shall be implemented through provisions in specific Subdistricts in this Growth Management
Plan.”
The request supports this policy to encourage mixed-use development through the addition
of residential uses abutting commercial development. The companion GMP amendment
proposes to amend the Interchange Activity Center #9 subdistrict to limit the residential
density on this parcel.
CCME Objective 6.1: “Protect native vegetative communities through the application of minimum
preservation requirements. (The Policies under this Objective apply to all of Collier County except
for that portion of the County which is identified on the Countywide Future Land Use Map (FLUM)
as the Rural Lands Stewardship Area Overlay.)”
This application is limited to the reuse of an existing, developed, hotel site. No changes are
proposed to previously approved preservation requirements. Established preserves within
the PUD are demonstrated on the Master Concept Plan.
CCME Objective 7.1: “Direct incompatible land uses away from listed animal species and their
habitats. (The County relies on the listing process of State and Federal agencies to identify
species that require special protection because of their endangered, threatened, or species of
special concern status. Listed animal species are those species that the Florida Fish and Wildlife
Conservation Commission has designated as endangered, threatened, or species of special
concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-27.005, F.A.C. and those
species designated by various federal agencies as Endangered and Threatened species
published in 50 CFR 17.)”
Page 4665 of 5419
Project Narrative and Justification
Tollgate Housing Parcel GMPA
Page 6 of 6
This application is consistent with this policy as it is not located within, nor does it propose
impacts to, listed animal species and their habitats. The existing building and paved areas
are not proposed to be changed, and this application only facilitates the reuse of the property
for multifamily dwellings.
Housing Element Goal 1: TO CREATE AN ADEQUATE SUPPLY OF DECENT, SAFE,
SANITARY, AND AFFORDABLE HOUSING FOR ALL RESIDENTS OF COLLIER COUNTY.
This application is consistent with this goal as it provides 110 new decent, safe, sanitary and
reasonably priced housing units to be rented to employers and employees for local
businesses to attract and retain employees. As an adaptive reuse project, the application
provides the additional benefit of locating these new units in close proximity to employment
uses. Additionally, the proposed GMP amendment and Rezone include commitments to
provide affordable housing through income and rent limits.
IV. Conclusion
As demonstrated above and through other application documents, the proposed amendment will
further several county goals identified in the Growth Management Plan:
• Provide a diversity of housing options, including multifamily dwellings and workforce housing,
to address gaps in the existing housing diversity;
• Efficiently use the County’s investment in public infrastructure by locating intensive land uses
in urban-designated areas of the County where adequate and available public facilities and
infrastructure exist;
• Uphold the intent of the Urban Commercial Subdistrict and the Interchange Activity Center
Subdistrict by providing a mix of land uses, including a variety of residential uses.
In conclusion, this amendment specifically addresses all aspects of the County’s vision for clustered,
compact development and the creation of walkable, mixed-use development within Interchange
Activity Centers. The amendment provides for diverse and affordable housing types near existing
goods, services and employment. For these reasons, the Applicant respectfully requests approval of
the GMP amendment and allow for the reuse of the existing hotel as multifamily dwelling units as
requested.
Page 4666 of 5419
Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT I.D – PROFESSIONAL
CONSULTANTS
Page 4667 of 5419
Page 1
Tollgate Housing Subdistrict GMPA
Exhibit I.D – Professional Consultants
Planning Jem Frantz, AICP
RVi Planning + Landscape Architecture
28100 Bonita Grande Drive, Suite 305
Bonita Springs, FL 34135
(239) 319-0026
(239) 357-9580
Land Use Attorney Richard D. Yovanovich, Esq
Coleman, Yovanovich and Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
(239) 435-3535
(239) 435-1218 fax
ryovanovich@cyklawfirm.com
Architect
Art Castellanos, AIA
Castellanos + Tramonte Architects
1625 SE 46th St., #2A
Cape Coral, FL 33904
(239) 549-0997
artthearchitect@msn.com
Corporate Counsel Duane Morris, LLP
Robert Montejo
901 New York Avenue N.W.
Suite 700 East
Washington, DC 20001
(202) 776-7827
remontejo@duanemorris.com
Brad Molotsky
30 South 17th Street
Philadelphia, PA 19103
(856) 874-4243
bamolotsky@duanemorris.com
Page 4668 of 5419
Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT II.D – PROPERTY OWNERSHIP
DISCLOSURE
Page 4669 of 5419
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 1 of 3
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
K2 Housing Naples LLC - 3880 Tollgate Blvd, Naples, FL 34114 100%
Riverside Housing, LLC 80%
K2 Housing Naples GP, LLC 20%
See attachment for additional ownership information
Page 4670 of 5419
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 2 of 3
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
9/15/22
Page 4671 of 5419
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 3 of 3
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: ________________
AFFIRM PROPERTY OWNERSHIP INFORMATION
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition’s final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
Daniel Kessler Digitally signed by Daniel Kessler
Date: 2023.04.04 16:18:23 -06'00'
DANIEL KESSLER
04/04/2023
Page 4672 of 5419
Page 1
TOLLGATE COMM. CENTER PUD/DRI
Property Ownership Disclosure Attachment
Property Owner: K2 Housing Naples, LLC = 100%
Riverside Housing, LLC = 80%
Board of Directors = Thomas Taylor, Dudley Goodlette, Daniel J. Lavender, Clark Hill, Michael Wynn
K2 Housing Naples GP, LLC = 20%
K2 Naples Investors, LLC = 50%
Christopher G. Korge = 21%
K2 Housing LLC = 4.833%
Matthew Lohry = 0.417%
M. Gordon Daniels = 41.667%
Richard Schiffrin = 8.333%
Thomas J. Knox = 23.750%
Invisible Naples Investment, LLC = 50%
James M. Kilts Trust = 43%
Reichenbaum Family LP = 53%
Leon Lauk = 2%
Michal Saadine = 1%
Vikas Choudhary = 1%
Page 4673 of 5419
Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT III.B – ADDRESSING
CHECKLIST
Page 4674 of 5419
Addressing Checklist (Rev 10/2022) Page 1 of 1
Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400
www.colliercountyfl.gov
ADDRESSING CHECKLIST
Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are required for
every application, other items are optional and may not apply to every project.
Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe
and any time the properties within the project boundary are modified.
Additional documents may be attached to this form and can include:
-* LOCATION MAP and/or SURVEY showing the proposed project boundary.
-List of additional folio numbers and associated legal descriptions.
- E-mail from Addressing Official for any pre-approved project and/or street names.
LOCATION INFORMATION
*FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary]
*LEGAL DESCRIPTION of subject property or properties. [Attach list if necessary]
STREET ADDRESS(ES) where applicable, if already assigned.
PROJECT INFORMATION
Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing
Official. Pre-Approval may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your
submittal.
CURRENT PROJECT NAME
PROPOSED PROJECT NAME
PROPOSED STREET NAME(s)
LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####]
Page 4675 of 5419
4/25/23, 2:25 PM Collier County Property Appraiser
https://www.collierappraiser.com 1/1
$ 7,000,000
$ 0
$ 3,200,000
$ 3,080,000
$ 0
$ 1,000,000
$ 2,179,840
$ 2,815,532
$ 4,995,372
$ 577,295
$ 4,418,077
$ 4,995,372
$ 4,418,077
Collier County Proper ty AppraiserProperty Summar y
Parcel No 76885005005 Site Address*Disclaimer 3880 TOLLGATEBLVD Site City NAPLES Site Zone*Note 34114
Name / Address K2 HOUSING NAPLES LLC
3880 TOLLGATE BLVD
City NAPLES State FL Zip 34114-5444
Map No.Strap No.Section Township Range Acres *Estimated
4B35 664000PH 1 24B35 35 49 26 4.33
Legal TOLLGATE COMMERCIAL CENTER PHASE I, PARCEL 2 AND W15FT OF THE W1/2 OF PARCEL 1BOUNDED BY THE PROLONGATION OF NLY AND SLY LINES OF PARCEL 2
Millage Area 31 Millage Rates *Calculations
Sub./Condo 664000 - TOLLGATE COMMERCIAL CTR PH 1 School Other Total
Use Code 39 - HOTELS, MOTELS 4.459 6.6904 11.1494
Latest Sales Histor y
(Not all Sales are listed due to Confidentiality)
Date Book-Page Amount
09/12/22 6174-1554
07/16/15 5180-2026
10/02/08 4397-3297
07/03/00 2693-2184
08/02/89 1466-503
08/01/89 1462-338
2022 Certified Tax Roll
(Subject to Change)
Land Value
(+) Improved Value
(=) Market Value
(-) 10% Cap
(=) Assessed Value
(=) School Taxable Value
(=) Taxable Value
If all Values shown above equal 0 this parcel was created after the Final Tax Roll
Page 4676 of 5419
4/25/23, 2:26 PM Collier County Property Appraiser
https://www.collierappraiser.com 1/1
$ 7,000,000
$ 0
$ 75
$ 0
$ 75
$ 75
$ 75
$ 75
Collier County Proper ty AppraiserProperty Summar y
Parcel No 76885005102 Site Address*Disclaimer Site City NAPLES Site Zone*Note 34114
Name / Address K2 HOUSING NAPLES LLC
3880 TOLLGATE BLVD
City NAPLES State FL Zip 34114-5444
Map No.Strap No.Section Township Range Acres *Estimated
4B35 664000PH 1 1.14B35 35 49 26 0.75
Legal TOLLGATE COMMERCIAL CENTER PHASE 1 EAST 70FT OF THE W1/2 OF PARCEL 1 BOUNDED BY THEPROLONGATION OF NLY AND SLY LINES OF PARCEL 2
Millage Area 31 Millage Rates *Calculations
Sub./Condo 664000 - TOLLGATE COMMERCIAL CTR PH 1 School Other Total
Use Code 28 - PARKING LOTS, MOBILE HOME PARKS 4.459 6.6904 11.1494
Latest Sales Histor y
(Not all Sales are listed due to Confidentiality)
Date Book-Page Amount
09/12/22 6174-1554
07/16/15 5180-2026
2022 Certified Tax Roll
(Subject to Change)
Land Value
(+) Improved Value
(=) Market Value
(=) Assessed Value
(=) School Taxable Value
(=) Taxable Value
If all Values shown above equal 0 this parcel was created after the Final Tax Roll
Page 4677 of 5419
Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT III.J – SURROUNDING LAND
USE MAP
Page 4678 of 5419
l�\li
28100 Bonita Grande Drive
Suite 305
Bonita Springs, FL 34135
Tel. 239 405.7777
wwwrviplanning.com
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TOLLGATE HOUSING PARCEL GMPA • SURROUNDING LAND USES MAP
9 Collier County, FL
El 3/18/2024
# 22005718
:. K2 Housing Naples, LLC
Subject Property
200 400
Feet
lnformst10n fumish•d ,egiudmg this property 1s flom
so\.lroes de1iwed reliable. RVi has not made an
lll"ldependent tnvntigahon of these sources and no
warranly is made as to lheit accuracy or
oompleteness. This plan IS conceptual. subjecl to change, .and does nol repreHnl any regulilhxy
.appro\'a1. Page 4679 of 5419
Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT IV.B – PROPOSED GMPA
STRIKETHROUGH/UNDERLINE
Page 4680 of 5419
Page 1
Tollgate Housing Parcel GMPA
Proposed Text Amendment
II. IMPLEMENTATION STRATEGY
* * * * * * * * * * * * * *
Policy 1.5:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
C. URBAN - COMMERCIAL DISTRICT
1. Mixed Use Activity Center Subdistrict
2. Interchange Activity Center Subdistrict
(LXXXVI) 2.a. Tollgate Housing Parcel
(V) 3. Livingston/Pine Ridge Commercial Infill Subdistrict
4. Business Park Subdistrict
(VI) 5. Research and Technology Park Subdistrict
(VI) 6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict
(VI) 7. Livingston Road Commercial Infill Subdistrict
(XII) 8. Commercial Mixed Use Subdistrict
(XIV)(XV) 9. Livingston Road/Veterans Memorial Boulevard Commercial Infill
Subdistrict
(XIX) 10. Orange Blossom/Airport Crossroads Commercial Subdistrict
(XLIII)(XLIV) 11. Davis – Radio Commercial Subdistrict
(XLV) 12. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict
(XLVIII) 13. East Tamiami Trail Commercial Infill Subdistrict
(L) 14. Seed to Table Commercial Subdistrict
(LVIII) 15. Vanderbilt Beach Commercial Tourist Subdistrict
(LXII) 16. Germain Immokalee Commercial Subdistrict
(LXIII) 17. Greenway – Tamiami Trail East Commercial Subdistrict
(LXIV) 18. Bay House Campus Commercial Subdistrict
(LXXXII) 19. Ivy Medical Center Subdistrict
* * * * * * * * * * * * * *
C. Urban – Commercial District
* * * * * * * * * * * * * *
2. Interchange Activity Center Subdistrict:
Interchange Activity Centers have been designated on the Future Land Use Map at three of the
County’s four Interstate 75 interchanges and include numbers 4, 9 and 10; there is no Activity Center
at the new I-75/Golden Gate Parkway interchange. The boundaries of these Interchange Activity
Centers have been specifically defined on the maps located at the end of this Section as part of the
Future Land Use Map Series. Any changes to the boundaries of these Interchange Activity Centers
shall require an amendment to the Future Land Use Map Series. Interchange Activity Centers #4 (I-
Page 4681 of 5419
Proposed Text Amendment
Tollgate Housing Parcel GMPA
Page 2 of 4
75 at Immokalee Road) and #10 (I-75 at Pine Ridge Road) allow for the same mixture of land uses
as allowed in the Mixed Use Activity Centers; additionally, industrial uses, as identified below, are
allowed in the southwest and southeast quadrants of Interchange Activity Center #4. No industrial
uses shall be allowed in Interchange Activity Center #10. The actual mix of uses shall be determined
during the rezoning process based on consideration of the same factors listed under the Mixed Use
Activity Center Subdistrict.
All new projects within Activity Center #9 are encouraged to have a unified plan of development in
the form of a Planned Unit Development. However, the 3.7-acre property formerly utilized by the
Florida Highway Patrol Headquarters located east of the Tollgate PUD/DRI may be split into two (2)
parcels and one of the parcels being 3.4 acres will be permitted to utilize conventional zoning. The
remainder 0.26-acre parcel is excluded from Interchange Activity Center #9. The mixture of uses
allowed in Interchange Activity Center #9 shall include all land uses allowed in the Mixed Use Activity
Centers; additionally, industrial uses shall be allowed in the northeast and southeast quadrants of I-
75 and Collier Boulevard, and in the southwest quadrant of Collier and Davis Boulevards. The actual
mix of uses shall be determined during the rezoning process based on consideration of the same
factors listed under the Mixed Use Activity Center Subdistrict.
For residential-only development, if a project is located within the boundaries of an Interchange
Activity Center which is not within the Urban Residential Fringe Subdistrict, up to 16 residential units
per gross acre may be allowed. Development located within the boundaries of an Interchange Activity
Center in all subdistrict may be permitted up to 25 units per gross acre per standards of the Mixed -
Income Housing Program for housing that is affordable as outlined in the LDC. If such a project is
located within the boundaries of an Interchange Activity Center which is within the Urban Residential
Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict, except as allowed by the
Mixed-Income Housing Program for housing that is affordable as outlined in the LDC. For a
residential-only project located partially within and partially outside of an Activity Center, the density
accumulated from the Activity Center portion of the project may be distributed throughout the project.
Mixed-use developments‒whether consisting of residential units located above commercial uses, in
an attached building, or in a freestanding building‒are allowed and encouraged within Interchange
Activity Centers. Such mixed-use projects are intended to be developed at a humanscale,
pedestrian-oriented, and interconnected with adjacent projects–whether commercial or residential.
Street, pedestrian pathway and bike lane interconnections with adjacent properties, where possible
and practicable, are encouraged. Density for such a project is calculated based upon the gross
project acreage within the Activity Center. If such a project is located within the boundaries of an
Interchange Activity Center which is not within the Urban Residential Fringe Subdistrict, th e eligible
density is sixteen dwelling units per acre. Development located within the boundaries of an
Interchange Activity Center in all subdistrict may be permitted up to twenty -five (25) units per gross
acre per standards of the mixed-Income Housing Program for housing that is affordable as outlined
in the LDC. If such a project is located within the boundaries of a Mixed Use Activity Center which is
within the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that
Subdistrict. For a project located partially within and partially outside of an Activity Center, and the
portion within an Activity Center is developed as mixed use, the density accumulated from the Activity
Page 4682 of 5419
Proposed Text Amendment
Tollgate Housing Parcel GMPA
Page 3 of 4
Center portion of the project shall not be distributed outside of the Activity Center.
Based on the unique location and function of Interchange Activity Centers, some Industrial land
uses‒those that serve regional markets and derive specific benefit when located in the Interchange
Activity Centers‒shall be allowed in the Activity Center quadrants previously identified. These uses
shall be limited to: manufacturing, warehousing, storage, and distribution.
During the rezone process, each such use shall be reviewed to determine if it will be compatible with
existing and approved land uses.
The following conditions shall be required to ensure compatibility of Industrial land uses with other
land uses allowed in the Interchange Activity Centers; to maintain the appearance of these
Interchange Activity Centers as gateways to the community; and to mitigate any adverse impacts
caused by noise, glare or fumes to the adjacent property owners. The Planned Unit Development
and/or rezoning ordinance shall contain specific language regarding the permitted Industrial land
uses, compatibility requirements, and development standards consistent with the following
conditions. Site-specific development details will be reviewed during the Site Development Plan
review process.
a. Landscaping, buffering and/or berming shall be installed along the Interstate;
b. Fencing shall be wooden or masonry;
c. Wholesale and storage uses shall not be permitted immediately adjacent to the right-ofway of
the Interstate; d. Central water and sewage systems shall be required;
e. Ingress and egress shall be consistent with State Access Management Plans, as applicable;
f. No direct access to the Interstate right-of-way shall be permitted;
g. Joint access and frontage roads shall be established when frontage is not adequate to meet
the access spacing requirements of the Access Control Policy, Activity Center Access
Management Plan provisions, or State Access Management Plans, as applicable;
h. Access points and median openings shall be designed to provide adequate turning radii to
accommodate truck traffic and to minimize the need for U-turn movements;
i. The developer shall be responsible to provide all necessary traffic improvements to include
traffic signals, turn lanes, deceleration lanes, and other improvements deemed necessary‒as
determined through the rezoning process; and,
j. A maximum floor area ratio (FAR) for the designated Industrial land uses component of the
projects shall be established at 0.45.
2.a. Tollgate Housing Parcel
The Tollgate Housing Parcel comprises 5+/- acres on the east side of Collier Boulevard (C.R. 951),
north of Beck Boulevard with direct access to Tollgate Boulevard within Activity Center #9 in Section
35, Township 49, Range 26. In addition to the uses, densities, and intensities allowed in Activity
Center #9, the Tollgate Housing Parcel is intended to allow multi-family dwelling units to promote the
integration of housing in proximity to transit, employment centers, and public infrastructure, which
will serve to reduce existing trip lengths. The Tollgate Housing Parcel is identified in the Activity
Cener Subdistrict Map included as Part of the FLUM and Map Series for Activity Center #9, and is
Page 4683 of 5419
Proposed Text Amendment
Tollgate Housing Parcel GMPA
Page 4 of 4
within the existing Tollgate Commercial Center PUD. The Development of the Tollgate Housing
Parcel shall be governed by the following criteria:
a. Rezoning is required to be in the form of an amendment to the Tollgate Commercial Center
PUD.
b. Residential uses are allowed at a maximum density of 22 dwelling units per acre calculated
based upon the entire acreage of the Tollgate Housing Parcel, not to exceed 110 dwelling
units, and related amenities.
1) Twenty-five (25) units (collectively referred to as “Set Aside Units”) shall be restricted
as follows:
a) Twelve (12) units shall be rented to households whose incomes are up to and
including 80% of the Area Median Income (AMI) for Collier County and the
corresponding rent limits.
b) Thirteen (13) units shall be rented to households whose incomes are up to
and including 100% of the AMI for Collier County and the corresponding rent
limits.
2) There will be no income restrictions on the remaining units within the Tollgate Housing
Parcel identified on FLUE Activity Center Map #9. However, the remaining units will
be rent restricted at a rent equal to or less than rents permitted for households whose
incomes are up to and including 120% of the AMI for Collier County. These rent
restrictions will be committed for a period of 30 years from the date of issuance of
certificate of occupancy of the first unit. Rent limits may be adjusted annually based
on the rent limit table published by the Florida Housing Finance Corporation of the
U.S. Department of Housing and Urban Development.
3) The Set Aside Units shall be committed for a period of 30 years from the date of
issuance of certificate of occupancy of the first Set Aside Unit. Income and rent limits
may be adjusted annually based on combined income and rent limit table published
by the Florida Housing Finance Corporation or as otherwise provided by Collier
County.
4) As part of the annual PUD monitoring report, the developer will include an annual
report that provides the progress and monitoring of occupancy of the income
restricted units. For rent restricted units, rent rolls and rental data will be provided in
a format approved by Collier County Community and Human Services Division.
Developer agrees to annual on-site monitoring by the County.
c. All dwellings will be rental units.
d. The Density Rating System is not applicable to the Tollgate Housing Parcel.
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Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT V.A.1 – LOCATION MAP
Page 4685 of 5419
Collier County, FL
22005718
K2 Housing Naples LLC
Copyw rite RVI
Inform ation furnished regarding this property is
from sources deemed reliable. RVi has not made
an independent investigation of these sources
and no warranty is m ade as to their accuracy or
completeness. This plan is conceptual, subject to
change, and does not represent any regulatory
approval.
10401 Highland Manor Dr.
Suite 220
Tampa, FL 33610
Tel: 813.443.8282
www.rviplanning.com
TOLLGATE COMMERICAL CENTER D RI/PU D• LOCATION MAP
Date: 11/8/2022 COLLIER BLVDINTERSTATE 75
Subject Boundary
PUD Boundary
0 660 1,320330
Feet[Document Path: \\flbon\projects\2022\22005718 - Tollgate Super 8 Rezone (K2 Developers, LLC)\04 BASE INFORMATION\02 GIS\MXDs\Tollgate Super 8 Location Map.mxdBECK BLVDDAVIS BLVD
PROJECTSITE
DRI/PUD BOUNDARY
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Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT V.A.2 – PROPERTY AERIAL
Page 4687 of 5419
Collier County, FL
22005718
K2 Housing Naples LLC
Copyw rite RVI
Inform ation furnished regarding this property is
from sources deemed reliable. RVi has not made
an independent investigation of these sources
and no warranty is m ade as to their accuracy or
completeness. This plan is conceptual, subject to
change, and does not represent any regulatory
approval.
10401 Highland Manor Dr.
Suite 220
Tampa, FL 33610
Tel: 813.443.8282
www.rviplanning.com
TOLLGATE COMMERICAL CENTER D RI/PU D • AERIAL MAP
Date: 11/2/2022
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CN ES/Airbus DS, USDA,
USGS, AeroGR ID, IGN, and the GIS User CommunityCOLLIER BLVDINTERSTATE 75
Subject Boundary
PUD Boundary
0 220 440110
Feet[Document Path: \\flbon\projects\2022\22005718 - Tollgate Super 8 Rezone (K2 Developers, LLC)\04 BASE INFORMATION\02 GIS\MXDs\Tollgate Super 8 Aerial Map.mxdBECK B LVD TOLLGATE BLVDPage 4688 of 5419
Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT V.B.1 – EXISTING FUTURE
LAND USE MAP
Page 4689 of 5419
CITY GATE
WHITELAKEINDUSTRIALCORP. PARK
FOREST GLENNOF NAPLES
TOLLPLAZA RVPARK
COLLIER BLVD.MIXED USECOMM. CNTR.
GOLDEN GATECOMMERCE PARK
TOLLGATE
EASTTOLLPLAZA
GALLMANOLDSDEALERSHIP
I-75/ALLIGATORALLEY
WOODSIDELANES
I-75/COLLIERBLVD COMMERECENTER
WESTPORTCOMMERCECENTER
CEDARHAMMOCK G& C CLUB
EAST GATEWAY
TRIADMAC
MAGNOLIA POND
SADDLEBROOKVILLAGESHERWOOD PARK
VINCENT ACRES
RESOURCERECOVERYBUSINESS PARK
E
A
PUD A
RMF-6
RMF-12(7)
A
A
PUD
RMF-12(8.9)
PUD
IC-3
C-4
RMF-12(7)
PUD
PUD
PUD
I
PUD
PUD
A
RSF-3
PUD
C-4
MPUD
RPUDRPUDPUDCPUD
PUD
RSF-4
P
PUDPUD
A
MPUD
A
PUD
PUD
PUD
RMF-6
MPUD
PUD
MPUD
RPUDC-3
RMF-12(10)
IPUD
A
ACTIVITY CENTER #9
C.R. 951 - INTERSTATE 75
Collier County, Florida
£PREPARED BY: GIS/CAD MAPPING SECTION
GROWTH MANAGEMENT DEPARTMENT
FILE: Adopted AC9 Map.mxd
Date: 03/11/2023
0 500 1,000 1,500250
Feet
LEGEND
ACTIVITY CENTER BOUNDARY
RSF-3 EXISTING ZONING
(NOTE: PROVIDED FOR INFORMATIONAL PURPOSES ONLY;
THE OFFICIAL SOURCE OF ZONING INFORMATION
IS THE ZONING ATLAS SET, WHICH IS PART OF THE
COLLIER COUNTY LAND DEVELOPMENT CODE.
ORDINANCE NO. 04-41, AS AMENDED)
DEVELOPED LAND USE
EXISTING BUILDINGS AND STRUCTURES
AMENDED - JUNE 13, 2017
(Ord. No. 2017-22)
AMENDED - SEPTEMBER 13, 2011
(Ord. No. 2011-26)
AMENDED - SEPTEMBER 22, 2020
(Ord. No. 2020-25)
AMENDED - APRIL 25, 2023
(Ord. No. 2023-20)
Document Path: M:\GIS_Requests\2024\03-Mar\GSD-40539 Correct Activity Center Map for Incorrect Ord. No\ACTIVITY CENTER 9\Adopted AC9 Map.mxd
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Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT V.B.2 - PROPOSED FUTURE
LAND USE MAP
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GMP Amendment
EXHIBIT V.D.1 – SPRAWL ANALYSIS
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Tollgate Housing Parcel GMPA
Exhibit V.D.1 - Sprawl Analysis
Section 163.3177(6)(a)9, F.S., states that “… any amendment to the future land use element shall
discourage the proliferation of urban sprawl.” Section 163.3177(6)(a)9.b, F.S., specifies that a, “plan
amendment shall be determined to discourage the proliferation of urban sprawl if it incorporates a
development pattern or urban form that achieves four or more of the following:”
(I) Directs or locates economic growth and associated land development to geographic
areas of the community in a manner that does not have an adverse impact on and protects
natural resources and ecosystems.
Response: The proposed Growth Management Plan Amendment (GMPA) directs compact
residential growth patterns to an urbanized area of the county where development is
encouraged. Moreover, the GMPA allows for the reuse of existing development. As a result,
growth pressure on environmentally sensitive lands, wildlife habitats and associated natural
resources is alleviated.
(II) Promotes the efficient and cost-effective provision or extension of public
infrastructure and services.
Response: The amendment proposes to increase density within an existing activity center,
where adequate and available infrastructure exists to accommodate the proposed increase
in residential density as outlined in Exhibit IV.E, Public Facilities Analysis.
(III) Promotes walkable and connected communities and provides for compact
development and a mix of uses at densities and intensities that will support a range of
housing choices and a multimodal transportation system, including pedestrian, bicycle, and
transit, if available.
Response: The project is served by an adequate roadway system including Collier Blvd.,
Beck Blvd., and Tollgate Blvd. The amendment will not increase the previously approved
vehicle trips for the PUD as the proposed MF use will generate less trips than the existing
hotel use. Development authorized through this amendment will demonstrate a high level of
connectivity by providing opportunities for multi-modal transportation through the integration
of residential uses proximate to existing and planned commercial and employment uses. The
resulting development patterns will support walking, bicycling, and fewer vehicle miles
traveled (VMT) between housing, commercial uses and employment and in developments
with greater separation from non-residential uses. The amendment proposes to include
multifamily development, in an area of the county where such demand exists and proximate
to non-residential uses. The project will connect to existing sidewalks on both Collier Blvd.
and Beck Blvd., as well as existing public transit facilities in the area.
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Exhibit V.D.1 - Sprawl Analysis
Tollgate Housing Parcel GMPA
Page 2 of 3
(IV) Promotes conservation of water and energy.
Response: The proposed amendment allows for the reuse of an existing building and does
not alter existing energy conservation requirements in the DRI approval. Previously approved
preserve requirements also remain unchanged in the proposed PUD amendment. As the
property is located in an urbanized portion of the County, with existing and available public
infrastructure, the amendment will not require an expansion of facilities to support the
development, which also results in the conservation of energy.
(V) Preserves agricultural areas and activities, including silviculture, and dormant,
unique, and prime farmlands and soils.
Response: The site is not appropriate for agricultural uses due to the existing development
on the property and planned development in the immediate area. By allowing a diverse
housing project to occur in an area where it is appropriate and compatible with surrounding
land uses, the demand to develop in areas with active agriculture is protected, in direct
compliance with this statute.
(VI) Preserves open space and natural lands and provides for public open space and
recreation needs.
Response: By locating the requested development program in an existing interchange
activity center surrounded by other mixed-use developments, the project directly complies by
preserving existing natural lands. Furthermore, as detailed in the companion PUD rezone
application, the previously approved preserve area within the Tollgate Commercial Center
PUD will remain.
(VII) Creates a balance of land uses based upon demands of the residential population for
the nonresidential needs of an area.
Response: In direct compliance with this statute, the proposed amendment provides for the
development of a compact residential project to provide more diverse, in-demand housing
options to serve the projected population growth in Collier County. The proposed amendment
supports the development of a mix of housing types in proximity to goods and services, as
well as employment opportunities. The reuse of the hotel for workforce housing in this area
balances the need for housing that is proximate to employment uses.
(VIII) Provides uses, densities, and intensities of use and urban form that would remediate
an existing or planned development pattern in the vicinity that constitutes sprawl or if it
provides for an innovative development pattern such as transit-oriented developments or
new towns as defined in s. 163.3164.
Response: The proposed GMPA provides for unique residential housing within an existing
planned development. The proposed development is within an activity center that includes
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Exhibit V.D.1 - Sprawl Analysis
Tollgate Housing Parcel GMPA
Page 3 of 3
other existing and developing mixed use planned developments, and therefore contributes to
the development pattern in this area where such growth is appropriate and anticipated. By
reusing a hotel as a multifamily development in a developed activity center with public
infrastructure and continued employment growth, the County can accommodate projected
long-term growth in population while preserving the rural lands in the eastern portions of the
County.
Section 163.3178(1), F.S., states that “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:
Response: The proposed amendment is limited to 5± 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.
Response: The proposed text changes are limited to those that relate directly to the small-
scale 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).
Response: The property is not located within an area of critical state concern.
In conclusion, this amendment specifically addresses all aspects of the County’s vision for clustered,
compact development and a diversity of housing types in the urban service area. The amendment
will provide for housing proximate to goods, services, employment and transit. The amendment also
makes efficient use of the public investment in infrastructure, while ensuring the long-term
preservation of large tracts of environmentally sensitive and agriculturally productive lands in the
rural area.
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Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT V.E.1 & 3 – PUBLIC FACILITIES
ANALYSIS
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Page 1
Tollgate Housing Parcel GMPA
Exhibit V.E.1 & 3 – Public Facilities
The proposed text amendment is site-specific and only applies to a portion of the Tollgate
Commercial Center MPUD, located in the southeast quadrant of the intersection of Collier Blvd. and
I-75. The proposed application requests up to 22 dwelling units per acre, or a maximum of 110
dwelling units (DUs) on the 5-acre parcel.
The following public facilities analysis evaluates the project impacts on potable water, wastewater,
drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the LOS information
is the 2022 AUIR.
1. POTABLE WATER
Adopted Level of Service Standard = 130 gallons per capita day (gpcd)
Potable Water Demand: 110 DU x 130 GPD x 2.5 PPH = 35,750 GPD
Peak Water Demand: 35,750 GPD x 1.3 = 46,475 GPD
Permitted Treatment Capacity (FY 23): 52.00 MGD
Required Treatment Capacity (FY23): 37.86 MGD
Permitted Treatment Capacity (FY 32): 57.00 MGD
Required Treatment Capacity (FY32): 42.65 MGD
The proposed GMP amendment results in an increased potable water demand of 35,750
GPD and increased peak water demand of 46,475 GPD. The property is located within the
Collier County potable water service area. The County has existing plant capacity of
approximately 14.14 MGD for FY23. The proposed 110 multi-family dwelling units will not
create any LOS issues in the 10-year planning horizon. This Project will have no significant
impact on the potable water system and capacity is available in Collier County.
2. SANITARY SEWER
Adopted Level of Service Standard = 90 GPD/person/day
Wastewater Demand: 110 DU x 90 GPD x 2.5 PPH = 24,750 GPD
Peak Wastewater Demand: 24,750 GPD x 1.24 = 30,690 GPD
Permitted/Operational Treatment Capacity (FY 23): 16.00 MGD
Required Treatment Capacity (FY 23): 11.10 MGD
Permitted/Operational Treatment Capacity (FY 32): 16.00 MGD
Required Treatment Capacity (FY 32): 11.84 MGD
The proposed GMP amendment results in an increased wastewater demand of 24,750 GPD
and increased peak wastewater demand of 30,690 GPD. The Tollgate Housing Subdistrict is
in the South Sewer Service Area of the Collier County Water/Sewer District. The proposed
110 multi-family dwelling units will not create any LOS issues in the 10-year planning horizon.
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Exhibit V.E.1 & 3 – Public Facilities
Tollgate Housing Parcel GMPA
Page 2 of 3
This proposed amendment will have no significant impact on the Collier County Regional
Sewer System.
3. ARTERIAL AND COLLECTOR ROADS
Please refer to the TIS Waiver Request for discussions of the project’s impact on level of
service for arterial and collector roadways within the project’s radius of development
influence.
4. DRAINAGE
The County has adopted a LOS standard for private developments which requires
development to occur consistent with water quantity and quality standards established in
Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended.
The Tollgate Housing Subdistrict will not include any expansion of existing development
areas. The existing development will utilize and refurbish the existing building on the property
and will comply with the existing permits. The proposed amendment is consistent with the
County LOS standards.
5. SOLID WASTE
Adopted LOS = Two (2) years of lined cell capacity
Ten (10) years of permittable landfill capacity of the disposal rate.
Solid Waste Demand: 110 DU x 0.67 tons per person x 2.5 PPH = 184.25 tons
Two (2) years of constructed lined cell capacity requirement: 555,384 tons
Two (2) years of constructed lined cell capacity: 3,935,561 tons
Ten (10) years permittable capacity requirement: 2,906,534 tons
Total remaining permittable capacity: 12,906,476 tons
The proposed GMP amendment results in an increased solid waste demand of 184.25 tons
per year. The proposed 110 multi-family dwelling units will not create any LOS issues in the
10-year planning horizon. The current two (2) years of constructed lined cell capacity
3,380,117 tons. The current total remaining capacity is 9,999,942 tons. The amendment will
not create any current capacity issues, and none are anticipated through the year 2062.
6. COMMUNITY & REGIONAL PARKS
Adopted LOS = 1.2 acres per 1,000/population for community park land
2.7 acres per 1,000/population for regional park land
Existing Demand:
N/A
Proposed Demand:
110 DU x 1.2 acres x (2.5 PPH/1,000) = 0.33 Acres
110 DU x 2.7 acres x (2.5 PPH/1,000) = 0.74 Acres
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Exhibit V.E.1 & 3 – Public Facilities
Tollgate Housing Parcel GMPA
Page 3 of 3
Community Parks Inventory:
Available Inventory as of 9/30/2022: 553.09 Acres
Required Inventory as of 9/30/2027: 548.81 Acres
Regional Parks Inventory:
Available Inventory as of 9/30/2022: 1,561.71 Acres
Required Inventory as of 9/30/2027: 1,363.59 Acres
The proposed GMP amendment results in an increased community parks demand of 0.33
acres and increased regional parks demand of 0.74 acres. There is sufficient park land
inventory to accommodate the 110 multi-family dwelling units. Additionally, the proposed
dwelling units will pay park impact fees to mitigate their impacts on this public facility.
Therefore, there will be no adverse impacts to Community or Regional Parks. The proposed
amendment is consistent with the County LOS standards.
7. SCHOOLS
The Tollgate Housing Subdistrict is located within District 1. A School Impact Analysis
Application is attached. The proposed 110 dwelling units will pay school impact fees to
mitigate the increased demand. No adverse impacts to schools result from the creation of the
subdistrict.
8. FIRE CONTROL AND EMS
The proposed project lies within the Greater Naples Fire and Rescue District. The Greater
Naples Fire and Rescue District - Station #27 is located at 3820 Beck Blvd, N, which is
approximately 0.5 mile from the property boundary. No significant impacts to Fire Control
level of service are anticipated due to the proposed project. Estimated impact fees for EMS
and fire would be determined at time of SDP based on each unit.
Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the
project are:
• Greater Naples Fire and Rescue District - Station #27, located at 3820 Beck Blvd,
Naples, FL 34114.
• Collier County Sheriff North Naples District 3 Substation, located at 8075 Lely Cultural
Pkwy, Naples, FL 34116.
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Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT V.E.2 – INFRASTRUCTURE
MAP
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Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT V.G.1 – WARRANTY DEED
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Tollgate Residential Infill Subdistrict
GMP Amendment
EXHIBIT V.G.2 – LETTER OF
AUTHORIZATION
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Tollgate Residential Infill Subdistrict
GMP Amendment
AFFIDAVIT OF AUTHORIZATION
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Tollgate Residential Infill Subdistrict
GMP Amendment
TIS
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Tollgate Residential Infill Subdistrict
GMP Amendment
SCHOOL IMPACT ANALYSIS
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Collier County School District
School Impact Analysis Application
Instructions: Submit one copy of completed application and location map for each new
residential project requiring a determination of school impact to the Planning Department of
the applicable local government. This application will not be deemed complete until all
applicable submittal requirements have been submitted. Please be advised that additional
documentation/information may be requested during the review process.
For information regarding this application process, please contact the Facilities Management
Department at 239-377-0267.
Please check [√] type of application request (one only):
[ ] School Capacity Review [ ] Exemption Letter
[ ] Concurrency Determination [ ] Concurrency Determination Amendment
For descriptions of the types of review please see page 3,
_________________________________________________________________________________________________________________________
I.Project Information:
Project Name: ___________________________________________ Municipality: _________________________________
Parcel ID#: (attach separate sheet for multiple parcels): _______________________________________________________
Location/Address of subject property: ____________________________________________________ (Attach location map)
Closest Major Intersection: _______________________________________________________________________________
II.Ownership/Agent Information:
Owner/Contract Purchaser Name(s): _____________________________________________________________________
Agent/Contact Person: ________________________________________________________________________________
(Please note that if agent or contact information is completed the District will forward all information to that person)
Mailing address: _____________________________________________________________________________________
Telephone#: _____________________________ Fax: _________________________Email_________________________
I hereby certify the statements and/or information contained in this application with any attachments submitted
herewith are true and correct to the best of my knowledge.
_____________________________________________________ _____________________________
Owner or Authorized Agent Signature Date
_________________________________________________________________________________________
III.Development Information
Project Data (Unit Types defined on page 2 of application)
Current Land Use Designation: Proposed Land Use Designation:
Current Zoning: Proposed Zoning:
Project Acreage:
Unit Type: SF MF MH C G
Total Units Currently Allowed by Type:
Total Units Proposed by Type:
Is this a phased project: Yes or No If yes, please complete page 2 of this application.
Date/time stamp:___________________________
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Worksheet is required to be completed by the Applicant only if the project is to be phased:
Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ Years
SF
MF
MH
C
G
Totals by Yr
Grand
Total
Grand Total
Insert totals by unit type by years.
Unit Types:
SF = Single Family
MF = Multi-Family/Apartments
MH = Mobile Homes
C = Condo/Co-Op
G = Government
EXAMPLE:
Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ Years
SF 25 25 25 25 -- -- -- -- -- -- -- --
MF 50 0 0 0 -- -- -- -- -- -- -- --
MH N/A
C N/A
G N/A
Totals by Yr 75 25 25 25 -- -- -- -- -- -- -- --
Grand Total 150
.
2
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Types of Reviews:
School Impact Analysis:
This review should be divided into two categories:
- School Capacity Review (land use and rezonings), and;
- Concurrency Determinations (site plans and subdivisions).
School Capacity Review is the review of a project in the land use and rezoning stage of development. It is a
review of the impact of the development on school capacity and is considered long range planning. This may
be a review resulting in mitigation being required. In situations where the applicant may be required to
mitigate, capacity may be reserved dependent on the type of mitigation.
Concurrency Determination is the review of residential site plans and subdivisions to determine whether
there is available capacity. When capacity is determined to be available a School Capacity Determination
Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a
project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation
period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is
expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have
an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant
upon request. For those residential developments that are determined to not have an impact, a letter of no
impact will be prepared for the applicant upon request.
Exemption Letter:
An applicant may request an Exemption Letter as documentation for the local government. These are projects
that would be exempt from school concurrency review or projects that do not impact the public schools.
Exemptions from school concurrency are limited to existing single family or mobile home lots of record;
amendments to previously approved site plans or plats that do not increase the number of dwelling units or
change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or
residential site plans or plats or amendments to site plans or plats that generate less than one student; or are
authorized as a Development of Regional Impact (Chapter 380, F.S.) as of July 1, 2005.
Concurrency Determination Amendment:
An applicant may request an amendment to a previously issued School Concurrency Determination or to an
application being processed. This review may require additional staff time beyond the initial concurrency
determination review and results in a modified determination being issued. An amendment could result in a
negotiation period and/or a mitigation agreement being issued or a previously approved determination being
modified and reissued.
3
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GMP Amendment
PRE-APPLICATION MEETING NOTES
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Tollgate Residential Infill Subdistrict
GMP Amendment
EXPEDITED REVIEW FORM
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CERTIFICATE OF AFFORDABLE HOUSING EXPEDITED REVIEW
Name of Development: _Tollgate Commercial Center_
Address/Location: ___3880 Tollgate Boulevard (Parcels 76885005005 and 76885005102)______
Applicant /Agent: __RVi Planning + Landscape Architecture c/o Jem Frantz, AICP
Phone / Email: _(239) 357-9580 jfrantz@rviplanning.com__________________
Size of Property: ___5+/- acres____________________________________________________
Proposed Use: _ Residential________________________________
Total Number Residential Units Planned: 110 dwelling units
Number of Affordable Housing Units Planned:
Rental _______ Owner Occupied _____ 121% - 140% AMI - GAP Income
Rental _13_OR Owner Occupied _13__ 81% - 120% AMI - Moderate Income
Rental _12_OR Owner Occupied _12__ 51% - 80% AMI - Low Income
Rental _______ Owner Occupied _____ 50% or less AMI - Very Low Income
Rental _______ Owner Occupied _____ 30% or less AMI - Extremely Low Income
Permit Number, if available: __PL2023007874 & PL20230007875 & PL20230007876_____________
Proposed Land Use Restriction: X - PUD Restriction or AHDB Agreement
-Developer Agreement
-Impact Fee Deferral Agreement
-Grant Restriction
-Other: __________________________
I hereby certify that the above described project meets the definition of providing affordable Housing in Collier
County and as such is entitled to participate in the County’s “Expedited Review Procedures of Affordable
Housing” as described in the Collier County Administrative Code through Resolution No. 2018-40.
By: Date:
Community and Human Services Division
By: Date: Jan 17, 2024_______
Builder/ Owner/ Developer/ Contractor
This Certification must be submitted to the Growth Management Department with permit application package, or plan
revisions, within nine months of date of issuance.
Page 4753 of 5419
NOTICE OF PUBLIC HEARING
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 November 12, 2024, in the Board of County
Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami Trail,
Naples FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING
ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP SERIES TO ADD THE TOLLGATE
HOUSING PARCEL TO PROPERTY DESIGNATED AS URBAN, URBAN
COMMERCIAL DISTRICT, INTERCHANGE ACTIVITY CENTER
SUBDISTRICT, ACTIVITY CENTER #9 TO ALLOW CONSTRUCTION OF 110
MULTIFAMILY RENTAL UNITS WITH AFFORDABLE HOUSING ON 5 ACRES
OF LAND ALSO KNOWN AS PARCEL 11 OF THE COMMERCIAL AREAS, “A”
PARCELS, ON THE TOLLGATE COMMERCIAL CENTER PLANNED UNIT
DEVELOPMENT MASTER DEVELOPMENT PLAN, AS AN ALTERNATIVE TO
COMMERCIAL USES, AND FURTHERMORE DIRECTING TRANSMITTAL OF
THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF
COMMERCE. THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF
COLLIER BOULEVARD, NORTH OF BECK BOULEVARD AT 3880 TOLLGATE
BOULEVARD IN SECTION 35, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA. [PL20230007876]
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 92-10, AS
AMENDED, THE TOLLGATE COMMERCIAL CENTER PLANNED UNIT
DEVELOPMENT (PUD), WITHIN THE COLLIER BOULEVARD/INTERSTATE
75 INNOVATION ZONE OVERLAY (CBIIZO), BY AMENDING THE PUD
DOCUMENT TO ALLOW DEVELOPMENT OF 110 MULTI-FAMILY RENTAL
UNITS WITH AFFORDABLE HOUSING ON PARCEL 11 OF THE
COMMERCIAL AREAS, “A” PARCELS, AS SHOWN ON THE PUD MASTER
PLAN, AS AN ALTERNATIVE TO COMMERCIAL USES; AND BY PROVIDING AN
EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED ON THE EAST
SIDE OF COLLIER BOULEVARD, NORTH OF BECK BOULEVARD AT 3880
TOLLGATE BOULEVARD IN SECTION 35, TOWNSHIP 49 SOUTH, RANGE 26
EAST, COLLIER COUNTY, FLORIDA. [PL20230007874]
AND
Page 4754 of 5419
A RESOLUTION AMENDING DEVELOPMENT ORDER 84-1, AS AMENDED, FOR
THE TOLL GATE COMMERCIAL CENTER DEVELOPMENT OF REGIONAL
IMPACT BY PROVIDING FOR: SECTION ONE, AMENDMENTS TO DEVELOPMENT
ORDER AND THE MASTER DEVELOPMENT PLAN (MAP H) TO ALLOW
DEVELOPMENT OF 110 MULTI-FAMILY RENTAL UNITS WITH AFFORDABLE
HOUSING ON PARCEL 11 OF THE COMMERCIAL AREAS, “A” PARCELS, AS
SHOWN ON THE MASTER DEVELOPMENT PLAN, AS AN ALTERNATIVE TO
COMMERCIAL USES, COMPRISING 5± ACRES OF THE DEVELOPMENT OF
REGIONAL IMPACT; BY EXTENDING THE EXPIRATION DATE AND BUILDOUT
DATE TO AUGUST 1, 2030; SECTION TWO, EFFECT OF PREVIOUSLY ISSUED
DEVELOPMENT ORDERS, TRANSMITTAL TO THE FLORIDA DEPARTMENT OF
COMMERCE AND EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED ON
THE EAST SIDE OF COLLIER BOULEVARD, NORTH OF BECK BOULEVARD AT
3880 TOLLGATE BOULEVARD IN SECTION 35, TOWNSHIP 49 SOUTH, RANGE 26
EAST, COLLIER COUNTY, FLORIDA. [PL20230007875]
A copy of the proposed Ordinancesand Resolution is on file with the Clerk to the Board and is available for inspection.
All interested parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials intended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the
public hearing. All materials used in presentations before the Board will become a permanent part of the record.
Page 4755 of 5419
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 i s provided as a courtesy and is at the user’s
risk. The County is not responsible for technical issues. For additional information about the meeting, please call
Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at
least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
CHRIS HALL, CHAIRMAN
CRYSTAL K. KINZEL, CLERK
By: Yani Fernandez, Deputy Clerk
(SEAL)
Page 4756 of 5419